If it is a development play, what is the development spread? 

If you are close to Westmoreland County and could consider buying there, that can be a good play also.

Not saying you didn't (or did) miss red flags but you asked for advice from those that have been doing this a long time and sometimes a bad tenant who knows how to play the game gets in. 

@Mariah Porter in an expensive market, creativity comes into play.

New investors with little time to play would be wise to mix in easier, low cash flow, options like turnkey over time, but not as a core.

After playing with options, a cash out refi made the most sense (Heloc rate was mid 4s), because I can get a 2.37 rate (2.6 currently) and have my mortgage move by about 500ish dollars..

My ONLY issue is with having to provide my personal information to an intermediary service provider that should not theoretically play a role in any reporting.

I also intend to live in the property for a brief period of time so house hacking is also in play for this deal.

Of course there are a few more factors at play on the lending side, happy to get into some more specifics if you have any questions. 

You're playing placing a bet on the future game here.