I currently prepare taxes & close loans for many different title companies.

Be prepared to drop your price to compensate.

With that being said, are you prepared to purchase property if you cannot assign?

You don't appear to have a properly prepared contract for deed agreement.  

Determine what kind of distress you are prepared to deal with and look for it.  

The last 5 months of just education through bigger pockets, youtube, many books, and Sean Terry's free podcast have prepared me so much!!

Come prepared with all the numbers that make the deal work.

If the deed was prepared by an attorney or notarized at an attorney's office, that might be a clue as to who prepared it.

Be prepared to not close if they can't rightfully sell it.

Be prepared to deal with L+I, inspections, setting up a business and paying BPT.Most people who are looking to have rentals in Philly don't understand the importane of the License.https://business.phila.gov/Documents/Licenses/part...