He just took a job out of state and is needing to sell the property, but has very little equity and when fees are factored in he would likely end up needing to bring cash to closing.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with zero or negative relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.

While further from Canada the sunbelt of the US has experienced and continues to show good metrics with items like population growth, income growth, rent growth growth, job growth and job diversification.

Columbus, Ohio has seen a rapid growth in jobs and population.

I personally like the exit plan options and alternate job creating industries of college/mid sized towns as long as the regulatory environment is favorable. 

Economy: Philly has better schools, a better financial sector and job sector than LA (I am guessing but would like some opinion)Cons:1.

I did my homework, from demographics, trends in the past 50 years (jobs, rental cost, population trend, vacancy rate), and so on and so forth.

My biggest fear is losing a lot of money, as I'm still working a day job and living in an apartment.

Happy to elaborate, please text so that we can schedule some time for a discussion. 

For example, if they change jobs put the new employer info in your file.