You want to use postcards first since they are cheaper and some may bounce so you can remove the bad ones off your list and skip-trace those so you do not waste money mailing to bad addresses.

@Mike Conklin Been renting units for clients and for my own investments here in CT for a while and I have never had someone rent or not rent an apartment based on the type of cooking heating source.The quality of appliance may matter to a tenant, new vs beat up, stainless vs plain white, etc.I would say just go with whatever source you prefer and don't get caught up in what the prospective tenant will think.  

In certain areas, a 100 block means good school vs bad so people "fib"

He needs to sell because can't afford payments, had a lot of bad things happen during the year (in the house), and has found a job out of state to get away/start over and just wants out (whatever the reason, he is motivated). 

I was referring to starting a property mgmt company to be able to expense things such as travelling to and from properties, equipment purchases, etc etc.

I can't really speak to the private lending scene as I don't have experience with that, but it's not a bad idea to keep researching that avenue.One thing I would be careful about "riding the increase in home values in Philadelphia".

Not a bad 11 months at all!

Are there any legal paperwork steps to take to avoid a bad outcome?

If you can purchase  a multi unit residence with an occupancy rate of 75% or less (as an example) and reposition the property by removing problem tenants and replacing them with quality tenants,  upgrading the property strategically, increase the occupancy rate to 95% and increase the rents to fair market value or better, then you have a gold mine!  

The permitting department and insurance companies will be overwhelmed that quality workmanship will slip.