I am in the same boat and feel your pain. 

While this may be somewhat helpful in suburbs where houses are more spread out and values are more constant, that is not the case in Philadelphia.Philadelphia is a very block by block city, and in certain neighborhoods you can see ARV values change by 20-30k depending on the block you are on.

With this being said things never go as planned, understandably so.Looking at this I am not a fan of excuses and I am working on managing my time better to create more consistency with time blocking, I know it is possible to do this by working through your people you have put in place, but I am just here to learn from mistakes that other people may have made. 

One of the duplexes a block down the street was recently for sale but they wanted too much for it based on how much work was still needed. 

You might not want to live on that block...

It's also a pain when you're working on an empty unit or doing a showing and there's no overhead light to turn on.

Turns out it was a vacant house 3 doors down from mine (these are Brooklyn brownstone row houses) and the water main in that house had ruptured sometime in the middle of the night and flooded half the block.  

One of our tenants reported a "tree limb" had blown down during a wind storm and was blocking the "path".

Doesn't matter if it is made brand new in a mediocre to bad area they get trashed again real fast.Talk to a local lender or hard money their that knows block by block.

That was a triplex 1 block from ocean in Redondo Beach.