We live & invest in the in Olde & East Kensington / Fishtown area mostly. 

Even then, it's in a middle class neighborhood which should be more protected in hard times.

I'm here in East Tn.

I think that's a solid plan- sort of a middle ground between the risk of leveraging too much and not enough.

Maybe one of these: Bank of the West, Consolidated CCU, East West Bank (super easy, no doc), Red Canoe CU, Quroum FCU, Signature FCU, WAFD Bank, 

There is also a Ace in Crestline and a lumber yard in Rim Forest, immediately east of Crestline. 

The experts are saying rates MAY drop middle of the year, but then that just stirs competition and potential rising prices.If you are looking to put low money down and you can live for free, why wouldn't an investor putting 20%-30% down snatch it up?

In the middle of those two extremes might be a small business with 3 years left on their lease, but they've made improvements to the property that aren't cheap to remove, such as perhaps a dental office (dentists might be pissed that I put them in the mid-risk category, but all the dentists going out of business in 2020-2021 taught us that American consumers apparently regard dental care as an optional and "luxury" spending item). 

I own all of my investment properties here and work with a lot of out-of-state investors in both the east and west coast that love investing here for the turnkey and BRRRR opportunities that we have here.

The other part of me is worried about the liability of having drunk people on vacation driving a golf cart they don't own.Maybe there's a middle ground.