Costly at scale. 

My plan is to D4D or pull list from county and begin marketing on a small scale but with a buyers mindset (whatever doesn't meet my criteria, ill whole sale) I am a little lost or should I say would like to get investor opinions on my plan and gain some insights from you all.I don't know much about financing or rehab I have never done it and it feels intimidating while supporting a family

Ultimately it sounds like you looking to start and scale a portfolio over a relatively short period of time. 

Large scale funding for deals like this are usually negotiable so the amount you'll need to come up with will be negotiable with the lender and also per their guidelines.2.

The “limited” aspect refers to focusing on areas critical for the project at hand, rather than a full topographic survey of the entire property, which might be necessary for larger-scale developments.

Philly has scale and deals still.

Super easy and clean way to get your initial investment out + some more funds to scale! 

So does this make sense or what would you suggest here put more down like 40% I know everyone says use leverage and keep expanding and scaling but how do you do that when interest rates at 7% and cash flow is clearly negative.

Does anyone think that by going the route of using insurance for the new roof will cause a long term scaling issue?

i want to keep the group small. not like industry scale crowdfunding.if I can find a property which has okay cashflow (which is hard anyways). and can collect around 10/20 people who wants to invest some cash each.I build a company to own the property and give each person a share. and give yearly dividend to each, until sold.