New to Investing!

[Kalynne Walker]

Hello fellow investors!

My name is Kalynne Walker, and I’m new to real estate investing—but fully committed and excited to learn and grow in this space. Like many of you, I’ve been diving into BiggerPockets podcasts, soaking up as much as I can, and now I’m ready to take real action.

Here’s a bit about my journey so far:

In January, I purchased my first house hack—a duplex that I later discovered is zoned as a single-family home (rookie mistake, but a great learning opportunity!). I currently live in the basement unit and rent out the main level. The property was technically move-in ready, but I plan to make cosmetic upgrades to the kitchens and bathrooms once the current tenant moves out.

I’m now consulting with a zoning attorney to explore my options for legally recognizing the property’s use and possibly rezoning it. If anyone has experience with that in Baltimore County, I’d love to hear from you!

Looking ahead, I’m positioning myself for my next deal within the next 6–12 months, aiming to repeat the same strategy: a multifamily house hack with value-add potential.

I’d love input from the group on a couple things:

1. Have any of you gone through the rezoning process in Baltimore County? What was your experience like? Any tips or things you wish you’d known?
2. Can anyone recommend a reliable general contractor in the Baltimore area for quality cosmetic renovations?

Thank you all for welcoming me into the group. I’m looking forward to connecting, learning, and growing alongside you!

– Kalynne

[Kiara Colon]

Hey Kalynne—welcome to BiggerPockets and congrats on jumping into your first house hack! Nothing teaches faster than living in the deal you just bought.

1. Cleaning Up the Legal Use in Baltimore County

• Book a Pre-Development Meeting (PDM). Baltimore County’s Department of Planning offers a low-cost session where zoning and permitting staff explain your options (variance, special exception, or map amendment). Spending a few hundred dollars here can save months later.

• Most common paths:
  • Use & Occupancy “change of use”: If each unit already meets code (separate egress, fire separation, parking), the zoning office may grant a two-family designation through an administrative hearing.
  • Special hearing or special exception: Typical for R-zones; you’ll post the property, notify neighbors, and attend a public hearing. Plan on 60–90 days if no objections.
  • Comprehensive Zoning Map Process (CZMP): Runs only once every four years (next cycle opens 2027), so few small investors rely on it.

• Timeline & budget reality check:
  • Attorney: $3–6 k for a straightforward special hearing.
  • County filing fees: roughly $500–1 k.
  • Surveys or stamped plans (if required): $1–2 k.
  • Total time: 3–6 months if the neighborhood stays quiet.

• Win over the neighbors early. A single objection letter can add another hearing, so knock on doors and show that you’re improving—not overcrowding—the property.

2. Vetting a General Contractor for Cosmetic Updates

• Verify licensing (Maryland MHIC) and insurance—search the state’s public lookup.

• Walk through an active job site (not just finished photos) to see how they manage dust control, material storage, and crew organization.

• Start small. A single bathroom or flooring refinish lets you test communication, punctuality, and workmanship before committing to a full-unit renovation.

• Check lien and permit history via county land records and the Baltimore County permit portal; repeat liens are a red flag.

• Use milestone payments. A 30/40/30 structure tied to clear deliverables prevents front-loading cash and keeps everyone aligned.

Good places to find contractors: the Baltimore REI Meetup in Timonium, the "DMV Real Estate Investors" Facebook group, and trade-desk referrals at the Dundalk or White Marsh Home Depot—subs who pull permits often get name-dropped there.

3. Laying Groundwork for Deal #2

• Document everything—before/after photos, rent rolls, permits—so lenders see a clean track record when you refinance or apply for the next loan.

• Build the team now. Lock in relationships with your zoning attorney, GC, and mortgage broker; speed wins offers in Baltimore’s multifamily market.

• Pad your contingency. County inspections love to add last-minute fixes (smoke detectors, handrails, GFCIs). A 5–10 % cushion keeps timelines intact.

Personal Recommendation

Buy the kind of deal you actually want and don’t stray too far—especially on your first one. Splitting a large single-unit into two units that still looks like a normal house from the street is a manageable lift. Asking the county to bless a wholesale shift (say, residential to commercial) is a completely different animal in cost, timeline, and risk. Start small, master the process, then scale—that foundation pays off when you tackle bigger value-adds down the road.

Best of luck at the zoning hearing, and keep us posted. Plenty of Charm City investors here (myself included) are happy to share notes as you move forward.