In terms of areas I would check out Grey's Ferry, 33rd Street in strawberry Mansion, parts of brewerytown, olde Kensington East Kensington West Kensington, Port Richmond, cobbs Creek, West Philly, Southwest Philly. 

Not sure if some old recommendations I got are not saturated already (Richmond, Germantown, Kensington, Cobbs Creek, Strawberry Mansion) .Target ARV ~ 140K. 3BR / 1000 sqftAny thoughts, remarks and recommendations would be appreciated.

You can supply the leads and then share in the profit when sold.It's good to see that you are thinking creatively on how to turn lemons into lemonade. :).

Might as well try to make lemonade. 

That's plenty of land for a 'you pick em' strawberry patch.

In California there is no legal requirement to disclose but the trade association may require it as part of their ethics if your a member.As a side note many many moons ago there was a legal requirement in California but it was removed from the books, go figure.But while it was on the books I created a disclosure form and on the form I listed 12 reasons why dealing with a licensee was preferable and made lemonade.

@Ann S.I work with many different types of investors: Buy & Hold, Rehab & Sell, BRRR, etc. and have personal experience with single family and multifamily investing.Consider these following neighborhoods...but at the same time, there are a lot of macro economic factors that could derail their status...also my biggest advice is to always plan conservatively on your ARV and Comps:- Port Richmond - Kensington - Mantua - Fishtown (almost saturated, hard to find deals)Fringe Up + Coming Neighborhoods:- South South Philly- Strawberry Mansion- Norristown (suburb)Again I would stress it is so important to look at every property on a case by case basis...you make the majority of your money with your purchase price and reverse engineering the after repair value.

I'm in Plant City (Winter Strawberry Capital of the world!) 

But an expert can often make a sweet glass of lemonade from sour lemons. 

"When life gives you lemons, make lemonade".How many layers or what layers could make this a good deal?