No in MD, but @Dave Foster is a well respected 1031 guy nationally. 

At least I had a mental framework that removed emotion (including FOMO) as a factor.

Thanks @Dave Foster.

I think you need to decide if you can afford it and beyond that, this sounds more like an emotional decision than an investment.

Emotional reservations, even if I can lock down a contract at a deep discount if feel as if I was cheating the seller, they’d be selling their home for much less than others and would probably receive their asking price from a more desperate investor with deeper pockets.

One more tip – people remember stories that trigger their emotions.

I would work with who they are and what they do and don't know so they fully understand your knowledge and your end game .A new agent may quietly accept the learning your delivering in emotional intelligence and higher level negotiations that will improve their business and may just become an excellent agent who would work hard for someone who helped themall that being said , sometimes the chemistry just doesn't work  in a deal and you will have to move on for your best interest.All the bestTIM 

It doesn’t have to be a PR (remember a non-judicial foreclosure trustee sells at trustee sale; a partition referee sells with court order; a tax collector sis grated power of sale under State constitution, etc.Should a surplus (excess proceeds) be generated by any voluntary or involuntary sale, those funds are now available to chase by fiduciaries, other entitle persons, secured creditors of decedent, and down the food chain ending up with an heir or beneficiary class.In all, dealing with heirs can be frustrating because they are often so naive and driven by emotions of how they think the world ‘should’ work. 

I find that it's too emotionally taxing trying to make certain property work.

Thanks @Dave Foster for your wisdom.