So she will not have to pay any rent and just utilities for the year.

Second, as you mentioned, I would see if the utilities support the conversion. 

I figured the only holding costs will be the utilities. 

My ultimate goal is utilize the BRRRR strategy in acquiring a property in Philly, this would be a out of state venture for me.

This stability can provide predictable energy costs for your properties.Environmental Benefits: Utilizing solar energy reduces your properties' carbon footprint, contributing to sustainability goals and potentially enhancing the appeal of your buildings to environmentally-conscious tenants.Regulatory and Permitting Considerations: Make sure you understand the local regulations and permitting requirements for installing solar panels on multi-family properties in New Jersey.

@Anthony Roberts per our knowledge, Toledo has a lot of Class C properties/tenants.So, most of your applicants/tenants will have FICO scores under 620, many even under 560.For this Class of properties/tenants, we only look at the background check for violence-related convictions, evictions and utility collections (can they get utilities in their name?).

She leaves her junk all over the parking lot and the exterior stairwell to the utility, storage, and laundry rooms. 

Technically, I don’t occupy the space but I own and maintain (furnish, utilities, etc.).

Mortgage brokers are probably the most critical and least celebrated component to any RE transaction utilizing third party financing.

Possible approach changes and sacrifices you may have to make:Expand your search to properties that are not move-in ready where you can utilize a Renovation Loan  (such as an FHA 203K) o improve the property.