Thanks ahead of time! 

Building on what's been said so far, STR is hard in Philly, and hard in general right now with the market and platform fees, etc.You owning the property and living in one of the units gives you both more flexibility and more oversight over the other 2 units to experiment.Assuming you've gone through the regulatory hurdles, you should rent one as a long-term rental. 

I am 100% in on advocating for doing more rehabs and leveraging Fannie and Freddie guidelines to do it, but you need a lot more stuff on these loans that will take you longer to do that is out of the ordinary for rehab/flip. 

My estimate is 90% of the time we obtain a tenant in our first open house.  

In neighborhoods that won't attract high credit score tenants, I've found that a stable job history with a MINIMUM of 1 year at current or previous job to be the best indicator of a great tenant. 

The dirt is worth about 450k because of the amount of units you can put on it.  

Once you get a basic understanding of the concepts, make sure you have a team who can support you and then hit the phones! 

Can anybody recommend good software for budgeting construction projects and creating detailed scopes of work?

Most of my projects are regular SFHs, so I make them appealing to the majority of the typical buyer pool.

We got creative and converted one of the ADUs into a shed, which helped them secure the approval they needed.But the story doesn’t end there!