@Jake Stuttgen Wow you dropped some real gems Jake, thank you.

But if you're selling two properties there's a gem of a hidden opportunity for a BRRR investor.  

After viewing over 20 properties and neighborhoods I found the spot I wanted to stick to and find a hidden gem.

I gotta admit, I kind of fell in love with this ugly house and once it gets an addition to solve some of these problems, I think it could be a real gem that buyers fight over.

@Giovanni Isaksen Yes you are correct, I got that backwards. 

Looks like a gem.

These are the keywords/special circumstances I use when looking for properties: short sale, bank owned, REO, Estate Sale, Handyman Special, Needs Work, TLC, Motivated Seller, SOLD AS IS"Sold As Is" is usually the worst one though because it pulls up a lot of rehabbed properties that aren't usually deals but I keep it just in case I find that one gem.

@Giovanni SotoDo you mean commercial property?  

@Giovanni Isaksen, Excellent point on the psychological aspect of the downturn.

Some great neighborhoods you have referenced and North Philadelphia could be a hidden gem for cash flow and hold scenarios.