I am local in Arlington and do pay significantly less than $200/pier but I have developed a strong relationship with my foundation contractor and give him multiple jobs a year. 

Thats a low LTV but without knowing or seeing the PFS, Returns and previous P&L its tough but if strong 65% even higher should be workable.  

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.  

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). 

I have seen areas like Cleveland with COC ranging from 10-18%, while Columbus has around 8-12% with strong growth potential.

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.

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.

Rentometer is fair as an aggregate, but often misreads the market in high rental areas or very suburban markets where there aren't a ton of rental options.You should be able to be within $200/month using MLS data which is not all on Zillow because the syndication of rental data is way less than sales data.