Newbie in Philly (multi-unit rentals?)

[L Craig]

I am a rookie investor looking at rental properties in Philadelphia. I have studied the University City & Temple University areas and can not find properties that would break even cash flow if I paid near retail using traditional 80-90% LTV financing. Is this not possible in Philly anymore? Are there other sections of the city where break even is still possible? Do I need to buy at a deep discount or get very creative financing to buy & hold and break even cash flow on a rental?

My partners and I have about $30k in capital but have not been able to find a viable deal given our situation.

Help!