Every property is unique, look for big ticket items near their end service life.  

If you prove dependable, then we can explore working together on the investment side of things.

Though, after many years of being inundated with US flipping and property development shows I've been doing more and more research on buy and hold rental business and we'd like to take the next steps and explore this oppportunity. 

What is going to be your unique differentiator in the marketplace?  

So @Brandon Bonfiglio, my place is a bit unique.

I am also communicating and exploring some sort of partnership with Daniel at Western Slope Tiny House Company (find them on Facebook).

To cut to the chase, I am exploring using the seller (my friends mom) to finance the purchase until I can cash her out with a conventional mortgage down the road.

What areas are you exploring in PA?

Every house is unique and would require different updates to increase ARV based on the other improvements that have been made.

Northside is a very unique and artsy neighborhood; it's in demand.