I am hoping to learn more about how investors analyze their deals and make decisions, as well as looking to better understand general real estate investing.

Well.  

Well there is somethings right here and some are off mark IMHO.

That they don't service their loans well, lag on draws, say they can close fast but don't etc etc.

I was thinking about that as well until I came across doing a trust instead, so next time I'm just going to setup a trust and take that route and have someone else mange the trust while using my llc to protect other assest 

I think you should be paying about 10.5%-12% on average right now, 1-2 points as well, and some lenders will not even need an appraisal.

There are plenty of deals in Philly on and off-market from wholesalers, who are pretty decent in Philly compared to other places.You will need to get your GC license here and learn the permitting process and necessity here as well.

I wish you well in your project. 

I'm actually hearing that it will be allowed for residential multi family as well, although haven't confirmed that.

If you’re focused on long-term wealth and passive income, holding onto the property could work well.