I have an available and reliable contact in Chicago, but am concerned about that time window.

This hidden cost significantly increased my loan’s overall expense, and I only realized it after reviewing the final terms.

There are plenty of commercial buildings in Phila but they have 2 main concerns which deters investors.1.

They will let you know what you can and can't do without a permit and what you are able to do yourself within the scopes of those permits.My concern is because this is a rental, if you do anything that is not to code and the tenant reports it, you will likely have some much bigger issues to deal with.Given you note this is major rehab, I tend to lean to hire most, if not all, out. 

So, what is happening today is not as important as what will happen in the foreseeable future.If rents are increasing faster than inflation (I use 5% per year as an average rate), then it may be worth holding the property, since your cash flow will increase as rents rise.However, in your post you stated, "Mortgage rates have kept increasing as well, that's why I put a range on negative cash flow."

Also, due to increased liability exposure property insurance premiums is adversely impacted causing fewer and fewer building owners to seek out ATM tenants.

It's a gradual, steady increase over a long period of time.

Over the years a completely remolded the house and mobile home and made improvements to the lots and increased the rents to $2,350 per month.

I'm simplifying but by no means do those riders enhance coverage - they prevent the contract from being voided and add premium to make up for the increased risk.You're an investor with multiple properties so adding this type of rider isn't really what your initial post was about at all, was it?

That would mean in so so years networth would increase by $600K if my maths are correct lol.