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. 

I would suggest finishing school, working as a part time agent while you are at school, saving commissions for investing, and working with a team that focuses on investing as opposed to residential sales.There are also local meet ups every month. 

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

Maintenance can also be a factor—while newer homes may require minimal upkeep, older units might need more frequent repairs, particularly for things like plumbing or HVAC systems.Some things to pay close attention to:Zoning and Permits: Check local zoning laws and permit requirements to ensure you’re allowed to place a mobile home on your land and rent it out.

We financed this deal through a local lender in Hawaii with a 1/1 ARM at 8.875%.

I am local to the Memphis market here and like others have mentioned communication is key.

I would recommend attending some local meet up groups or REIA meetings.

Contact the listing agents managing broker immediately and if you don’t get a satisfactory answer immediately contact your state and local real estate boards.

Don't be discouraged by the lower returns—house hacking is often about long-term wealth-building, and your primary residence can offset some of those mediocre numbers.Make sure you're accounting for local trends and realistic rents—sometimes expected rent growth is overly optimistic, or costs like repairs might be underestimated.

If you could see that the population growth was increasing, then you could invest with some security.