Seems like this property is not really cash flowing on year 1 or 2 but there is a good potential for appreciation if I buy and hold.

All hypotheticals but is this accurate? 

This law basically prevents wholesaling when the wholeseller owns title.

Her trying to move the date around multiple times shows she can't stick to an agreement she signed.

It's really difficult.Some attorneys will help with collections, but their results aren't great and you have to pay them for their time, whether they collect something or not.My suggestion is to turn this over to a collection agency.

They have to sweep, mop etc.We charge $100 pet fee and that covers up to2 dogs.We use this for small breakage or losses. 

I’m contacted multiple times a week by individuals who buy lousy real estate in Philly and I hear “ but the agent told me” or “the wholesaler promised me” it was a legal use…the rents would increase…..I could rent this section 8 and achieve xyz rent etc. etc.  

Any advice or solutions to get around the hard money dilemma would be greatly appreciated!

I get the gist of this but not completely sure how it works out also would it be smart to use a private money lender for gap funding in order to come with the capital needed to get approved for the fix and flip funding?

they need one of those and their license needs to be mentioned on the first page of their website.