I have a client with three STR rentals in the PA Poconos. 

Don't see details about vesting in an entity is allowed, but looks like this bank lends in a few states: Florida, Massachusetts, New Hampshire, New York, Pennsylvania, and Vermont. 

Im in Pa but willing to travel for price

All we know is 8 units somewhere in PA at $900 a pop for 600k.

“Attended” university of Pennsylvania …………… signed up for a free introductory day and never came back2.

I write Millers Mutual for a lot of those types of properties in PA and Ohio.

and are there any good online templates I can use for PA and what's the best free way to do eSignatures? 

If someone were to slip and fall or otherwise hurt themselves at one of my properties  due to a premises liability issue, the plaintiff's counsel will file a claim against the deed holder regardless of whether I am incorporated in PA as a single member LLC or through an entity structure utilizing LLC's from states that may have better privacy laws, the deed holder entity is layered or any of the other strategies often discussed in these forums. 

I am in the PA market in the suburbs of Philly and looking to invest in the Lehigh Valley area or as far south as Quakertown area.  

There are a lot of markets in Ohio as well as Pennsylvania.