The main reason for interest in the property is because I can purchase the property below market value at $470,000 and remodel and reappraise and can be valued at $560,000. 

At the main monthly event, and every other Tuesday at DEALS DEALS DEALS meetup group, there are many awesome wholesalers / flippers / buyers / lenders to network with.

I think that's what initially attracted me to real estate, but now I'm realizing that having freedom of my time and the ability to spend that with my family is waaaay more important than fast cars and big houses.

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.)

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.

It is in the PERFECT location for us and we are very confident we will attract good tenants.