One of the "hottest" apartment building cities in the country which FLOODS supply and many young renters tend to go for class-A apartments and their amenities, which are seeing concessions in lease-up.

Your job is to build a relationship.

Is the building a single building with rooms for rent or individual units with separate entryways? 

In many parts of the country a two unit building containing an upper unit and a lower unit is referred to as a flat.

Save your money and build a  network of realtors , real estate investors and  go to meetups

Neighborhoods and schools may be more important than cashflow so your strategy may have some holes.

Looking for guidance on best neighborhoods/areas to consider in order to Buy, Renovate, and Rent in Philly.

I'm going to assume the obvious that it is tied to a home, land, commercial building, etc.?

Likely it's that they legally have to have a physical address and as they meet clients at clients home, have them pick out roofing in a catalog and have it delivered directly to the client, there's no need for a physical building.

They bring in right under 4k month all together in rents, claims to only pay property manager about 6k yearly, taxes are about 3,500/y.Comps I have for the same neighborhood range from 60k-145k per property and mobile.