I look at the job , topsoil is there ( 20 tons) flat level lawn , looks sparse and its 18,000 sq ft .

There are many flat fee brokers not in PM that will take you under their license to do management, just understand your State requirements before you do something that could jeopardize your your future goals by inadvertently getting slapped on the wrist or fined by your licensing body.  

I would purchase and rehab for 30K All in and possibly put it into a 2 family flat. 

@Ryan Heldt Just curious - What areas are you looking for a 4-flat?  

So based on what you highlighted in your post, several conditions could be present.  1) real estate market is flat, 2) area the properties are located in or the property itself is not desirable, 3) there are other factors that 'drive' up the actual costs on the property, 4) property taxes in PA are really low to begin with, 5) competition is low, 6) other reasons, 7) none of the above and they were in the right place at the right time.  

According to my bank, Fannie Mae flat out refuses to fund loans with deed restrictions and Freddie Mac will but you have to meet certain requirements.

No , she baked , did lots of laundry , and the male tenant was bald he didnt use a hair dryer .

Their fee will range from a flat rate of $1000 up to 2 points of the loan amount.

My plan is to list the property on Craigslist and on the MLS using a flat fee service.  

Close before end of this month and we will include a 27" flat screen TV!