I would like to concentrate in Montgomery, Baltimore, and Frederick Counties. 

he placed an offer last week on a property just south of sdsu but the seller is in denial and apparently not serious about selling (seller is in serious danger of a foreclosure).he is concentrating on 2 categories both that must have value add opportunity.- flips: the offer last week was a down to stud flip.- house hack of small MF ideally with below market financing (assumable or owner financed far preferred to sub to)Be patient in both the search and the hold.  

Here’s a breakdown of your options with some thoughts to help you decide:Real Estate Route (Partner with Your Brothers)Pros:You have experienced partners (your brothers) who can guide you through your first deal.Real estate offers leverage-you can control a $300K+ asset with part of your savings.Cash flow, appreciation, tax benefits (depreciation, mortgage interest deduction).You’ve been preparing for this exact move for years.Considerations:Liquidity: Your money will be tied up more than with stocks.Risk is more concentrated in one asset vs a diversified portfolio.Need a clear partnership agreement (even with family).Good Middle Ground:Don’t necessarily sell all your stocks.

#1....I think you're getting way way way ahead of yourself.....concentrate on property #1...once you get that one set, then you can think of #2 and then #3....#2....Never use a co-signer and never be a co-signer. 

I,e. most people think it is a surefire win, and while it can certainly be, it is definitely trading some risks (the concentration of putting all eggs in a single basket in any HCL location), with the risks of not knowing almost anything about the area you are investing in.  

Since I paid for the test they can tilt the results in a way to help me gain some negotiation leverage if I want to see say toxic Stachybotrys for example.(2) I don't remember quite clearly but I think one sample was also taken outside the home, as the baseline to compare was that, in other words, if the outside shows the same mold concentration as the inside, than the inside is considered not moldy?

I am currently concentrating on 1) sophisticated value adds.  

Updated Financials below: Sale Price: $131,250Seller Credit: $7,500Net Sale Price: $123,750Total Construction (Labor + Materials): $35,693.37Total Profit: $14,000All In Margin: 12.75% MarginWe are concentrating on higher price point renovation projects moving forward.

I read Brian Burke’s book and concluded I wanted to go with a syndicator who was vertically integrated in all phases and also geographically concentrated such that they were experts in one  location.

I would recommend adding to your research prompts is if there are any insurance issues and/or regulations for STR/MTR for the area you're concentration on.