I see picking up a third home here soon.

Even small, common mistakes like renting below market, picking the wrong tenants, unwilling/unable to enforce lease terms, slow turnovers, or unscrupulous contractors can cost more than a good PM will charge, and that's before you account for your time and the stress.If you have the personality, I recommend self-management for anyone who lives within 1-2 hours of their investments.

Just pick up the phone and call the subcontractor and give them the address

Pick the one that works best with your skills sets, habits and personality.

Now applying this to Philadelphia, you can easily go into areas of North Philadelphia or areas of SW Philadelphia just as examples and find properties that pencil as BRRRR's as easily as it is to pick produce out at a grocery store.

It has been there for over 10 years now and I doubt anything is going happen with the city at this point but while I toured the property i picked up very good vibes with 2/3 tenants.

Which one of these DSCR loans would you pick?

They rent below market rates, they pick bad renters, they don't have a good lease or know how to enforce it, etc.

They will be repossessed sooner or later, and investors will be able to pick them up at reduced prices.Gino

Pick one or two and become the expert there!