As mentioned above, instead the seller can deed the property to you and you take on a Note and Deed of Trust (mortgage). 

@Stephen Bruce I have BRRRRd small multi families but the unfortunate part of the equation lies with the appraisal just as the other poster has mentioned.

The father is married and has another child, and a few years ago he mentioned that he and his wife's mortgage is covered by an AirBnB rental guesthouse in their backyard. 

Make sure to mention that 1st when speaking with them.

No limitations on that except for the difficulty with financing as I mentioned above.You did hit on the key point I'm wrestling with.

They asked me to wait for a week to fix the technical issue.

It was pretty hard to find properties where the numbers and landlord laws made sense which is what ultimately led me to investing in Columbus, OH.Not to mention the upcoming legislation on the November ballot that can really hinder your returns from rental properties.

The cities you mention will all be Class A, B or C depending on the specific neighborhood and the property itself.MTRs typically must be Class B+ or higher, so how are you determining that?

The areas mentioned in South Philly aren't appreciating as much as other areas but I still think you could find good deals there.

@Chris SeveneyNot trying to be rude but in the last sentence of his opening paragraph he mentioned using his VA loan.