My understanding is that if you’re looking to refinance a fixed 15- or 30-year loan, it’s generally recommended to wait at least six months before doing so.

I do understand that not partnering pushes back your timeline substantially...I'm in the slow and steady wins the race and stay small, own it all camp, though. 

My understanding of Avalara is I still need to input the info so it would take 10-15 minutes to do.

MOST INVESTORS don't understand this and are fortunate to not get stuck in a position similar to the ones we faced.People don't seem to comprehend just how much "luck" has to do with success. 

For me as well as the seller.First, you have to define Sub to financing.Do you mean the reckless kind where you overpay for a property, take over the financing and borrow from others to cover closing costs and holding costs when you have no money, no credit, no income, no reserves and can't tell a warranty deed from a deed of trust and you close on the kitchen counteror do you meanbuying below market value, already having a nice income, having reserves, using escrow and title, already understanding the due on sale clause, have done a lot of creative purchases and know when to use and when not to use creative finance and how to recover if something goes amiss?

How well do you understand how the taxes may change with the uncapping of the Taxable Value?

In a city like Philly, you will face many challenges - you need to learn the market and know the neighborhood and the block and make sure all of your numbers are within reason, you need very reliable contractors, you need a to understand the permit process, you need to be familiar with market expectations. 

If the new owner pays on the loan its not "equity skimming" from what I understand of it.

they said around 90% of market value.I tried to get them to understand that this property needs a LOT of work, almost a full gut, some holes in walls (small) old carpet needs to be ripped up, i mean like the works on this thing, you can prob get away with touching up the kitchen since its real hardwood and the bathrooms as well but this prop needs at least 80k.Found out owner actually owes 140k on property, and zillow is zestimating it to be 127k.

A good landlord understands that vacancies & Rent-Ready costs will destroy your cashflow and profits.