It's important to figure out what your business strategy is, and what your value-add proposition is.I know that folks have been successful in each one of these niches in Philly real estate, just depends on what you are looking to do (in no particular order and just off the top of my head, I'm sure that I'm leaving a bunch out): low-income rentals, luxury rentals, flips, vacant land speculation, new construction, section 8/PHA rentals, wholesaling, wholetailing, bird dogging, turn key sales, property management, construction management, financing expert, zoning expert, title expert, business procedure consulting, hard money lending, seller financing, buying subject-to, syndicating deals, 1031 exchange scout, retail sales, etc.Personally, I've set up a pretty decent rental portfolio over the last few years, that's what made sense for my investing goals and setup. 

But one thing I do know is that one key is scale. 24 units really?

(I have a move in checklist if anyone is interested)Do you meet them to take return of the keys? 

The key here is the seller must provide a copy of the original note along with the LNA. 

And 36 Other Key Financial Measures". 

I imagine the best method to sell without breaking the lease or doing a "cash for keys" arrangement is to sell to another investor.

Conservative underwriting: What key numbers do you look at?

Also great advice on finding some meetups down there, networking is key!

As an investor, the key really is to find a nice blend of cash flow and appreciation.

That is not legal if you happen to rent the unit before the 2 months is over, AND you have to show reasonable effort to try to rent the unit.The key to rental property is continuously occupied units with good tenants, not the insignificant details of how long the lease is or whether you have a security deposit.