One option may be to do a Streamline 203k and have your contractor do the bare minimum to get the home up to FHA standards, and then you can do the rest of the work yourself? 

Even if I go up to 50% equity, and zero out my vacancy factor, cost to lease, R&M and CapEx underwriting, I barely turn a profit (a few hundred a month).

Since you are just graduating college you may already realize that it's not what you know, but who you know (as a personal note, I had college friends that were barely passing their classes however they ended up with really good paying jobs due to "who they knew").

Since you are just graduating college you may already realize that it's not what you know, but who you know (as a personal note, I had college friends that were barely passing their classes however they ended up with really good paying jobs due to "who they knew").

I went searching for her and I barely got anything I found the sister that signed her rights over but she didn’t know her whereabouts a phone number or anything and it seemed like they don’t stay in touch cause this lady didn’t have anything for me and she knew who I was and remembered the transaction but no info on her sister.

If not, then consider doing the bare minimum to get it rented.The better your property is maintained, the more a tenant is willing to pay, the longer they will stay, and the better they will take care of it (usually).

The City of Philadelphia barely has enough resources to give you are rental license, let alone send out an inspector to check your property.

Bare bones cash-flow machines.

Since you are just graduating college you may already realize that it's not what you know, but who you know (as a personal note, I had college friends that were barely passing their classes however they ended up with really good paying jobs due to "who they knew").

Since you are just graduating college you may already realize that it's not what you know, but who you know (as a personal note, I had college friends that were barely passing their classes however they ended up with really good paying jobs due to "who they knew").