For most single-state investors, a local LLC is the practical choice. 

You can find a lot of meetings on the MAREI calendar, both MAREI's meetings, local landlord group meetings and a few other meetings hosted by our members. 

Portfolio loans from local lenders may also offer flexibility.

I am on the board of CFRI, the local chapter of the National REIA.

Unfortunately, 99% of BiggerPockets posters who are not local to Philadelphia and choose to invest in Philadelphia invest in the lowest tier neighborhoods, just as they do in most other distant markets where they invest because they are lured in by the inexpensive cost of housing. 

@Jefferson Black- thanks - I am not aware of any lender that  will do a loan on an INV  manuf home property ...you might contact the local small to mid size credit unions and banks in your area ...you also might try the bank that you have  funds deposited at - good luck

Joined a local investment group and got tons of support How did you find this deal and how did you negotiate it?

I'm a part-time CFO (Chief Financial Officer) for real estate developers across the country, most of whom are trying to give back to their communities through their real estate development skills.I'm also a former Director of Lending for a CDFI that lent money to local developers rebuilding LMI and under invested communities. 

The 6% vacancy rate is a good estimate, but local market fluctuations could affect rent.The HML terms (11.95% with 3 points) are high, so ensure a clear timeline for refinancing to minimize interest costs.

Return:Finishing the basement and adding bedrooms can add significant value, especially if your local market places a premium on additional living space.