I'm hoping to identify a local attorney who would support my humble beginnings via sometimes assignment, and other times double-close in escrow utilizing end-buyer funding to maximize my margin of return.

He is disabled and not employed and says he only gets 400$ in food stamps to support his family.

If you (or anyone else) can provide documentation to support this one way or the other, I would be grateful. 

I'm NOT supporting actual cars (Elon's dream) driving through tunnels. 

I focus on riding the wave of transitions and have achieved both healthy ROI and rapid appreciation. its the reason I think Philadelphia is a good place to invest.

The ATR requires the lender to establish historical earnings with enough support the income will continue for the next 36mo.

Appraisal must support the purchase price and Rehab amount with an ARV value. 

In another market like Atlanta a couple making a combined $70k can easily support your rent and rental increases each year.

We need a healthy down payment, but luckily with the shift in pricing we appear to have a lot of room between what's left on the current mortgage vs. what the property will most likely appraise for...The main problem I am trying to tackle in my head right now is if refinancing in July when we close in October/November (and we will need/use conventional financing for that home) really a good idea?

Also, if you don't have a mentor or community for support as you navigate your first deal, I would suggest looking for that as well!