you will do great as long as you take the first step, and pull the pin, the biggest mistake most wana be's make is never taking action. dont fear it, take action. be sure of your numbers, fall in love with the DEAL, and NEVER fall in love with the Property. you have plenty of potential in that area, find your farming area, and cultivate!!!

The bank won't let me pull out all of the equity because it will push me over the 40% for debt to income ratio.  

I'm looking to pull money out of a mortgage-less property and use the money for other real estate investments.

I am quite sure now that I am a little older and wiser I could pull it off.

Sounds like you are well on your way and will be pulling the trigger soon, I think at this point you should have been able to conduct enough studies to determine the major challenges that exist as you define multi and single family.

Also, if you need help pulling from Listsource, let me know.  

But since she just sent $70,000 to the current mortgage, she lacks the down (seasoned) money for a new mortgage for a home we stumbled across.I know gifting 70,000 to her is OK for a new mortgage (from husband and over 20% down), but can I pull that $70,000 off a Line of Credit I have on a commercial building which is not in her name?

I was directed to the Hudson and Marshall website through the hudhomestore site, but once there I used the search function which pulled in other properties that H&M have listed.

I assume you pulled comps and noticed there were no solds right there, which makes it hard to get an ARV.

You can find them here on BP (set up an alert for "Baltimore", as Ned suggested) or by networking with other investors at meet ups and asking for referrals.A good investor agent should be skilled at understanding ARV and pulling accurate comps, be able to see the potential in a home instead of focusing on its current condition (which is why investing/construction experience is so important), and have a strong network of wholesalers to help locate off market deals.Gabriel is correct in saying that an agent will want to vet you as much as you will be vetting him.