The main issue that you'll run into with what you've proposed is that you cannot legally rent out 4 rooms separately in Philadelphia.

When we started doing these we mainly did assignments (we no Call them AO for Assign and then we're Out). 

The Zillow estimate (even though Zillow is usually is usually off) is around 186k currently.https://www.zillow.com/homedetails/955-S-Drew-St-MESA-AZ-85210/7632273_zpid/Here is another one that we purchased for 69k, we put about 38k into the rehab and we lease optioned it for 150k, the Zillow estimate today is 148k and there is still around 4 years left on the option.https://www.zillow.com/homedetails/595-S-Main-Dr-APACHE-JUNCTION-AZ-85120/8667008_zpid/Here is another one that we bought for 55k, we put 5k in the rehab and we lease optioned it for 75k.

Mainly, the systems implemented are fascinating (VA, automated offers, etc.)

It is the tenant's choice how to apply though and if they meet the qualifications with some adults as occupants, it isn't appropriate to deny them.

But one of the main positives, is that the rate on the loan is at 3.625%. 

The fact that they lied about the dogs though is my main reason for declining them although I would not tell them that.

I like doing single family so far mainly becsuse the financing is easier, the tenants are easier to manage and such stuff like that.I also like to start small and go from there.

@Patrick Rowe Pros are mainly the fixed 30 year interest rate for conventional. 

Commercial brokers from all main brokerages in the area, networking with other investors at the local REI clubs, joining professional association for building owners.