I reached out to several lenders about financing this project for the cost and renovation, I was either met with they only go up to 6 units, or the building has to  be occupied,  or that I was too in experience and I needed to put a license builder on the note with me.

It seems one downturn in a market could instantly put an investor upside down.

I own the 4 plex 50/50 with my parents and it's starting to become tedious trying to track who's putting what into the property as far as expenses and sweat equity is concerned.

He does not have the capital to rehab obviously but I have another family member who is basically willing to put up the cash for renos but wants nothing to do with management, nor the old owner having any say over the buildings - I would manage.

The fact that you have 8-10.5% interest rate and still cash flow is impressive, but I'm guessing part of that is because you put a lot of money down. 

Quote from @Jacob Sherman: Philadelphia would be better with more opportunity in the affordable housing space  Where in Philly would you recommend, mostly interested in lacaster just because I have a good friend who’s a gc up there so wouldn’t have to put a team together, drive there all the time, but always open to other markets.

Plan to invest half and when the time is right will take the other half to put back into buying a new home.  

Hello, I am trying to put together a list of multifamily owners.

I was putting it out there because I figured someone might know something about the subject, but it sounds like the realtor might not have had their facts correct. 

(They have already put me in touch with a service)- they have an outside vendor that will collect taxes for usThe rep for my area has been very helpful.