@Kristine Lambert  I would find this odd if the son is older but if he is college age just could be just a difference in the definition of living with her. 

I had a multi but I sold it because returns are really not worth the headaches of an older home from 1907 and it already appreciated 100k+ in 2 years because of this insane market. 

With your background in historic property renovation and contracting, you may find particular value in Philadelphia's older neighborhoods, where there's often a wealth of historic properties in need of rehabilitation.Additionally, Philadelphia's rental market remains strong, providing opportunities for cash flow from long-term rentals.

This post is for seasoned investors.You are starting out and do not have a mortgage, yet.   

And there are some commercial lenders for larger seasoned projects. 

I lower my weekday price in the slow season.

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Seasonal changes frequently impact the activity of both buyers and sellers, which causes variances in the speed at which properties sell.

These properties are older and generally on the low $ end so there is not much room based on ARVs to replace entire system but wondering if leaving it in would scare away buyers.

Seasoning seems to be the problem..