I can't offer help but I feel your pain.

I agree with you that if it is true that finding tenants will be a pain, it will not work.

Maybe a little less job growth and appreciation..Thats my experience with PA in a nutshell!

With all that said, keep in mind that you may be able to purchase a 4-plex on one block significantly cheaper than another 4-plex a block over but that doesn't (Won't) make it a better deal if you have to pay all the utilities on the cheaper building.

These trees grow fast and seem to be pretty whimpy in strong wind:  shortly before buying the house the tree lost a limb set and in our recent north texas storms we lost another (fell into the street blocking nearly the full road). 

It may be painful at first, but in all honesty, I think you could have something really workable and usable within a couple hours. 

@Michael R To be fair Michael, University City and Philly in general is a very block to block case in terms of crime.

You have to live in it, and it is kind of a pain, but it does work.

I can easily understand how someone from the suburbs would not understand that cities can be different block to block, let along 12 blocks.Anybody else?

So unless an agent is savvy enough to get the document executed prior to a problem, EM can be a pain to get.Regarding your situation, no one will hunt you down.