Might be ok for buying and fixing up but in terms of lending, I'm much happier lending in a more stable environment.Thanks to everyone for the crash course in Philadelphia! 

I think the seller will be happier with a higher sale price than a cash offer. 

I think long term you will be much happier with the property you buy if it is in an area that you like, especially if you intend to live in it.

I probably "over improve" many of my "C" class type units compared to others in the neighborhoods I'm in and as a result my rents are a little higher, but my tenants are happier to have nice amenities and tend to stay longer while taking better care of the places.With that being said the asset type/location of the 44111 duplex is probably part of the problem for you.  

Couldn't be happier to have him on board to see this to the end!

You've got the recommendation before in this thread, but I use Veno Properties (Ryan Vieneau) and couldn't be happier. 

@Avery Carl has been my realtor for all three transactions and I couldn't be happier with her knowledge of not only the area and market, but also of local vendors who do all my boots-on-the-ground.  

Nothing would make me happier than a BRRRR so close to home.

All of my clients have been much happier now then when they were with local pm. 

There's a lot of really great property manager / landlord specific accounting platforms that will do a WAY better job for you, and also make your tenants a lot happier with cool stuff like a tenant portal, ach payments, etc.. p.s.