I'd like to have the same approach as McDonald's, Subway, Dunkin' Donuts, etc. 

I’m looking for a place that is at least safe, close to subway/bus station, takes under 40-50min commute to downtown, but not relatively expansive.

I’m hoping to be within an hour or so of the city with good access to the subway.

You cannot even publish in those free daily newspapers that they hand out in the subway for that amount!

As opposed to other congested areas, West Philly has trees, and easy street parking, great walkability, and I can be in Center City in 12 minutes on the subway.  

And your backsplash 6" white subway tile (glass or ?) 

Will be updating the kitchen backsplash as well with something simple like subway tile.

IE looked great on paper.. but C class or worse Maybe.. and as others stated generally speaking you need to self manage C class.. its a JOB your job is managing  your portfolio top to bottom.. just like if you own a car agency you go to work every day.. or a subway shop or any number of small business's A and B class in almost all metros will be small yeild 3 4 mabye 5 cap.. but its sustainable. its the reaching for the out of area 8 to 12 caps that become negative CAPS..   

Took almost a year, and found one cheap enough that we lived rent free.When that happened, moved, we ditched the 2 cars we had, and rode the subways and buses again.

Subway.