The Part of Philly I visited is where the Cheese Steaks Sandwhiches are ( S 9th street?)

I would bait it with cheese or popcorn.

I had terrible times with my triplex and a duplex with a cottage detached in the back yard (with it's own lot); both considered unconventional.

in our market here in Oregon its a cottage industry running around and trying to buy redemption rights.. and the folks that do it are doing it purely to shake down those who bid at sale and don't understand how the rights work.or the bigger players will only bid on deals they own the rights to ... there is a 6 month right of redemption.. and the sales are uber competitive.. so the chance that it goes for a number that another investor who may own the redemption rights to  would redeem is remote.. and even if they do they owe you 9% interest.. and any cost you may have fronted to keep the property from getting damaged.. however if you jump in and rehab it you would lose those dollars.the redemption buyers buy the rights by getting the property deeded to them.. usually for 100 to 500 bucks sometimes more if there is massive equity .... and they usually record the deep a day or two before the sale.. then go the sale and see if someone buys it.. then walk up to them waive their deed and try to negotiate to sell the rights.. usually 5 to 10k.. because with the rights you can start your project right away with out them you need to wait 6 months... so it become the cost of money and time equation.and as an aside generally there are 100 sales posted and only 5 to 10 actually go... but it sounds like this one might go if there are no heirs to throw it into BK or they are working on a loan mod of some sort.good luck with it.

Convert a garage, walkout basement, cottage on the back. 

You have a cute little cottage! 

Build 3 Spec cottage homes.Thoughts on this structure and any existing legal construction template I can use?

That all being said I had a client come in from out of town and stayed in a air bnb within a mile of my home in Lake Oswego I would never of thunk it.. but it was a little cottage on a flag lot made sense to me.. and he was a lone business man so pretty good tenant I am sure he bothered no one.In  a Place like Napa though its tourist and WINE and party time..

So it looks like this may be the moving cheese I have to find a path to...our next challenge in a shifting market.After studying his appraisal, I feel it is irresponsibly low.

Hope Valley Farms. 102 Cottage Lane: 102 DOM, $362K, near SouthPoint.