It is also why such neighborhoods are most likely to appreciate because those who own properties in these neighborhoods are on the correct side of the supply/demand equation.Since your post is focused on Philadelphia, the city has good fundamentals...strong Ed's & Med's, good accessibility to both NYC & DC, own port, international airport etc.

Good morning BiggerPockets,I am a new investor/wholesaler and I am trying to understand the most effective way of finding the ARV of a property without having access to the MLS?

You can usually find some events by doing a simple google search.Feel free to stop by our quarterly event as well! 

Otherwise many many many agents spend a lot of time and effort finding property and writing contracts only to find that the funds can't be transferred, or they don't have immediate access to the funds, or they need some kind of approval from 3-4-5th parties, or there are exchange restrictions, or 9000 other excuses.You probably need to find them a commercial broker who can handle whatever kind of investment they want to make. 

And whoever makes the payments on the mortgage could stop, resulting in a notice of default, leading to foreclosure…making this a risky situation for the wife to be in.  

Generally waiting at least 3 months will allow you to use the new appraised value compared to the purchase price so if you've done renovations that will help with your LTV for either a refinance where you change loan programs or rates (a rate and term refinance) or a cash out refinance that will give you access to more potential cash for your next project.More info on DSCR loans: DSCR loans won't use your income to underwrite the loan.

A partnership LLC structure is not required to access these benefits.In short, you don’t need a partnership LLC to claim depreciation or deduct rental expenses.

But the mix of individuals, LLC entities, and the SDIRA as beneficiaries made it a hard-stop no-go situation. 

Please stop spreading this false narrative that someone who rents a room to afford living is a junkie or a criminal.

Different mortgage brokers and lenders have access to different loan programs.