I typically use regional banks to fund my deals but my 2 go-to banks have either slowed or fully stopped investment loans so recently I've connected with several online brokers but all came from ads or they reached out to me vs personal recommendations and intros so I have concerns. 

This is not something you will get online you need an attorney to draft documents and it is just a matter of whether you draft them or their attorney drafts them

A HELOC or cash-out refinance would let you access funds for the down payment on a new property without needing to sell or relocate.

Send a letter giving them your/pm's contact and a detailed explanation on how to pay the rent (Helpful with older residents if you are going from check to online billing.

You can get access.

This property can be refinanced at any time you feel is right after the 1031 exchange is complete to buy other property or access funds for any reason.  

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.

I also did some investigating online and see the renter has a tendency not to hold down a job.I offered asking price (fair market) because it was the sellers bottom line and the fact there were already tenants renting.

Politely but firmly emphasize that access is required to maintain a safe, habitable home.Propose Multiple Appointment Options: Offer a few specific dates and times for the repairs, emphasizing that this is to address her reported issues.

going to be a lot of Gap funders crying in their beer over the next few years. thanks to on line Gurus training this.