Philly also has 2% transfer tax, vs 1% across the other parts of PAOther factors like the current investor loans charging at 8%.

Demiss, I'm not from your area so I can't offer any precise insight there but I do have a few pieces of advice that I've learned on the house hacking forums. 1.

Are you able to secure the building permit while under contract in the current owners name and then have the permit transferred after the settlement takes place?

I sent them a message with a question about transferring my bookkeeping from 1800 to Quick books to weeks ago with no response.  

Exact is the opposite of the goal...buy in growing areas and add enough value (force appreciation) where precision of execution, management, or valuation is not needed/relevant.

Most of what you suggested would be an arms length transaction and wouldn’t pass underwriting anyways and cost time and money to do the deed transfers and such! 

I would then get an EIN and a bank account and transfer the funds in order to close on the property and then use as an operating account for the income and expenses so everything can be tracked.I have done deals in a similar fashion as a partnership. 

Most likely, it would be considered a refinance transferring it into your personal name.

As long as there is a good thesis as to why the demand will remain high for shorter stay rentals  and most importantly (1) the use is allowed, (2) the use requirements are protected by in place permitting and licensing and (3) the permissions are transferable through a sale you will be on the right side of the supply/ demand equation.

She is looking to move to Florida, and can't sell this home due to:1) She wants top dollar2) The home sits next to a transfer pump station (eyesore)3) It sits on a main road (traffic, noise)4) The community pool is behind the home and visible from the deckThe home is in immaculate condition.