The best will often ask for nothing until they set foot on the jobsite and really start with site set-up and demo. 

@Dan Geffen moved down there and knows the area well if you want to connect with a local investor.

You're on the right track.#1 as a 19 year old make sure you get your preapproval lined up before you even go look at homes. 

I’m not sure all of the regulations/rules to this in PA though.

I would confirm by seeing the product then going out and checking comparables in that market that have sold. 

If the property is a full gut I would focus solely on that.

If you sold it, what would you do with the money and how does the return compare to what you get now (factoring in the amount of work/stress with each option)?

The numbers are great there

The only people that are going to tell you you're going to clean up are PMs and RE agents.

It is in a northern MI Downtown area (opp zone) in a county seat with 2 hospitals, had it re-zoned to mixed use, and is considered blighted which makes it eligible for MEDC funding of up to 50% of project cost.It is 8k sqft (4,000 each level) with the lower level being a walkout (top level is street level with sloped drive down to the rear of the building).