I don't have such deep knowledge of Philly as this, but this outline certainly correlates with what I have observed.

I'm with @Huong Luu but would add join a local REIA and find some PMLs they are always hanging out at meetings.

Instead, relying on recent comparable sales (comps) from MLS, local realtors, or an appraiser will give a far more accurate picture of a property’s post-rehab value.Any Advice you wish you knew when you started? 

.- Build Relationships with Vendors: Getting quotes from local contractors or vendors for common maintenance or repair tasks can give you a clearer picture of recurring costs.

There are lenders that do not have this requirement of course, but they are mainly hard money lenders or local portfolio style banks. 

Not based on first hand knowledge or anything...just by virtue of the fact that I follow his posts and there is no way he is involved in any of that.

We have continued to work with Teresa Fernandez the local go to real estate agent in Coalinga CA.

Check with local realtors for handyman recommendations. 

Very subjective question based on your investment knowledge, home market, investment strategy and requirements. 

., so do you mean living in one state while a local PM manages a STR for you in the other state?