According to the investigation she attempted to quiet the title and when she couldn’t identified chain of buyers to remedy her problem to my financial detriment

Attempting a live-in BRRRR strategy, the big question is since I am doing all the work myself if I will be able to get the value up enough to refinance all my cash back out, some will be better than none.

And to expand a little further on Frank's cap-x comment, during the last recession there were plenty of apartments with 20% vacancy or more, simply because the ownership didn't have the resources to do the capital improvements necessary to attract tenants. 

These deals very simply should get you closer to your goals.

Im in Philly which is a very competitive market, but we get a good amount of deals from simply cold calling.

If I were you, I would simply budget based on needing to replace all of it.  

I buy and sell properties more often than most investors.....but it ends up being for a few reasons.  1) I get bored with some properties, 2) by buying different types of assets, it lends credibility to my business as an agent to sell those other kinds of assets, and 3) to avoid upcoming large capex costs.However, I actually believe a better wealth building strategy for most people is to simply continue to hold onto most of their real estate assets.

At the very least, if they called you I imagine that opens the door for you to attempt a generic text message back to that same number to attempt to continue the conversation....As far as what to say if you DO get into a conversation with them, you can maybe say something to the effect of, "I'm particularly interested in houses in your neighborhood, because of __________(Location is good, close to a hospital, XYZ, blahblahblah).

With this kind of margin, all you're doing is delaying your flip profit and attempting to compound that with appreciation.

My objective was simply to get in the game, and therefore the short term loss was well worth it for me.