It's important to figure out what your business strategy is, and what your value-add proposition is.I know that folks have been successful in each one of these niches in Philly real estate, just depends on what you are looking to do (in no particular order and just off the top of my head, I'm sure that I'm leaving a bunch out): low-income rentals, luxury rentals, flips, vacant land speculation, new construction, section 8/PHA rentals, wholesaling, wholetailing, bird dogging, turn key sales, property management, construction management, financing expert, zoning expert, title expert, business procedure consulting, hard money lending, seller financing, buying subject-to, syndicating deals, 1031 exchange scout, retail sales, etc.Personally, I've set up a pretty decent rental portfolio over the last few years, that's what made sense for my investing goals and setup. 

I see MF deals frequently here in Detroit that list "quit claim deed only, no financing".

Get a low cost monthly-pay CRM like LionDesk to put the contacts you make on a drip and hit them frequently.

Research local and highly rated cleaning services that specialize in frequently cleaning rental properties. 

My contract states deed transfer is subject to loan approval. 

If it is financed you could do a "subject to" or assumption but you need to get a lawyer so you don't violate DTPA or Dodd Frank. 

We frequently provide value to the forum by answering questions and posting updates to the tax laws they relate to real estate.

@Alfred C DunlapI will find it hard to believe that someone in H&R Block will be able to understand the wholesaling business that you are doing.I would instead look for an accountant/CPA who is a frequent contributor to the biggerpocket forums.It doesn't necessarily matter that you did not have any sales or revenue for you to start claiming expenses on your tax return.

I would suspect you would see lower rates on a commercial with similar fees the biggest difference is that you would be subject to a 5-year rate adjustment and a 5 or 10-year balloon. 

If current title is tenancy in common, then both your grandmother and mother will not be pleased to hear that their estate will be subject to probate.