This is why large developers and companies that own large portfolios in many markets almost never have issue finding financing for their deals (aside from strong personal relationships). 

Also, depending on your network from BPCON, see if anyone has connections to private lenders willing to do higher leverage, especially for strong deals like yours with a solid ARV.

And there are syndicators out there that have long, strong track records, that spend more time operating than marketing, that aren't selling their guru courses and the syndications are just social proof as to why you should spend $30k on their course.But the flip side of this risk is time.  

I strongly recommend you start attending these as often as possible and soak up as much knowledge as you can. 

Philly is a great market for house hacking due to its affordable entry points, strong rental demand, and value-add potential.

Build a strong local team in each market, including real estate agents, property management professionals, contractors, and lenders.

This property had strong potential for adding value, especially with its ADU (Accessory Dwelling Unit) potential.

Owasso is another area to consider, though prices there may be on the upper end of your budget, but the rental demand is strong due to local amenities and a community-focused environment.For a buy-and-hold strategy, these areas tend to offer good rental demand, relatively low vacancy rates, and potential appreciation over time.

With careful research, a strong property manager, and your local partner, you’ll be well-positioned to succeed.

Just a heads up - if you have strong relationships with church leadership and are getting into real estate, the YIGBY movement may be a great place for you to work in.