Good or bad doesn't matter, get the practice in so that when a good one comes up you'll recognize it right away.

It's good you're recognizing this. 

The folks that recognized that trend from the beginning and had boots on the ground then made a mint no matter if they bought land, a house, a duplex, a condo, commercial buildings or whatever. 

I would check first with local lawyer or court if they honor or recognize Philadelphia Land Trust and if any case laws relating to it already in State of PA, it can be pointless to use LT if not recognized by your State. 

They are both the types of guys that genuinely want you to succeed, as they both understand that their success is contingent upon your success.

(And feel free to say Google - but it’s such a firehose and misses out on genuine 1:1 interaction) Also, I’ve considered partnering with someone like minded/motivated and/or working with a Realtor but I think it’s too soon.

These are all common problems around here.Anything that's in the mid-1800s or earlier will be a genuine antique. 

Here are ten things that I think you could do:1) Only buy if the property is cashflow positive as this gives you the flexibility to hold on to it if you are not in a position to sell due to an unfavorable market2) Focus on properties where there are value-add opportunities since this will allow you to increase income or decrease expenses to force equity and improve cashflow3) Focus on strong markets that have got the economic fundamentals to reduce the risk of a drop in your income i.e. population growth, wage growth, jobs growth, more demand than supply4) Avoid class A properties as people will move towards less expensive options in a downturn5) Lock in longer term debt now while it is still possible to do so6) Use less leverage to reduce your expenses and also maintain adequate cash reserves7) Be conservative in your underwriting, it may take you longer to get a deal but it will be a deal that you are happy to be in8) Recognize that real estate as an asset class represents diversity in a balanced portfolio of stocks and bonds.

Right now I will continue my education on how to find and recognize good deals in those areas.

I have pages of notes and what his genuine opinion on what I should do next.