@Abdullah HamididdinAs a realtor looking to flip houses in Philadelphia, reaching sellers directly can be a powerful strategy to find off-market deals and potentially secure properties at better prices.

Also 4th quarter of last year Packwood and county officially did discuss potentially regulating STR's by either limiting numbers or adding a tax to cover increases in local services that are needed.

Discuss any potential impacts of the NAR settlement on buyer broker marketing or commissions.

A hard money loan could facilitate your fix-and-flip project, offering quick funding despite potentially higher interest rates and shorter terms.

Selling the property offers a significant cash sum, enabling you to potentially diversify your STR portfolio by purchasing multiple properties outright, fostering a more passive income stream.

if you're going to make a major purchase like this it has to be worth going there in person, potentially multiple times; setting up a team; looking at properties in person; etc.here's some good reading about what to expect.https://www.biggerpockets.com/forums/48/topics/1159104-overl...https://www.biggerpockets.com/forums/12/topics/1171104-the-m...

You can potentially find some good ones on Yelp.

Using a HELOC for a down payment on your first investment property can indeed increase leverage, potentially impacting your financial stability.

To caveat this, make sure you have strong conviction on the rent, and your ability to absorb potential rental drops.Let me know if you have any questions.

If you want to put more brain power into it and potentially make more money I think closer to downtown could be a good fit.