With an owner-occupied loan, you can buy a house with 0-5% down and get 30-year fixed rate financing so you're not dealing with adjustable rates if rates go back up and not dealing with a balloon payment in 6-24 months which is plenty of time for an experienced investor but not a whole lot if you're new. 

Not to mention staff, I’d check on the number required to stay up to ratio throughout the day, night ratio is likely lower than day ratio.

My point is that there are plenty of motivated participants at this price point even if the gross commission is low.  

That's probably what I'd do first unless you just have no experience doing these deals at all. 

In 2023 plenty of people were saying 7-9 FED rate cuts and what we got 3. 

You do need to partner with a good operator, and there's plenty of mediocre ones out there. 

Quote from @Jon LaBorde: @Jerryll Noorden the way you explained it was easily the best way I’ve heard it explained but the best way I can describe what I was told was “if you get a list of 1000-2000 there’s a 99% chance that you’ll get a deal, I’m not looking for a guarantee because I know it doesn’t work like that but I’m new at this and I’d like to get a running start so that being said I said I’d reach out to 10,000 people just to make my chances 99.99 if you know what I mean.

There are plenty of commercial buildings in Phila but they have 2 main concerns which deters investors.1.

I'd also find something more turnkey (too many stories of people dealing with bad or incompetent contractors). 

I'd feel comfortable investing ~$50k to start off.