I'm mainly looking for a buy and hold MF in a B area (would consider others, but not D), in which he would house hack.  

Only because Philadelphia is such a "Block by block" city that some "war zones" share the same zip code as A-B rated areas (Example: 19104 Is the Mantua section of West Philadelphia, but is also home to Drexel, and UPenn (Also known as University City)

So the market is tough for A/B area. 

A,B or C neighborhoods?

Our rentals are A/B, but I recently spoke with an acquaintance who sticks with C and he thinks that not only is RoI better, but the tenants tend to be more motivated in some ways.

I'd ask the PM how they handle late rents... and then if they make up a BS story I'd ask why they aren't doing this on your property.

Property is in a B-, C neighborhood and is well maintained and managed with 100% occupancy.

@David Mejia definitely high prices and hard to find cash flowing properties right now especially if you are looking in A-B areas, I have seen a couple off market properties in Delray, Lake Worth and in general north Palm Beach that have some decent returns but still not great.

That's exactly the idea, BUT...Unfortunately out of the 3 cities on the list of 60 there that I know well, the score is wrong for 2 of them.Anaheim (they give it a B, I think it's closer to a F), LA (they give it a F, while I have had no issues as a host).

What I like: C housing in a B neighborhood.