Cash buyers, or those using hard money lenders, are much easier to deal with.I wouldn't be too concerned, though. 

I’d love to hear how it’s gone for you and in your target area.

You're absolutely right@Bin Chen Yes, I've already been to housing court with one bad tenant, it was a nightmare, the only smart thing I did was refuse to renew the lease, this tenant is month to month, if push comes to shove I'm hoping it will make it a teenier bit easier to get her out.

I'm wanting to target investors who own 5 or more properties in their own name.

Conventional buyers are not really your target market for wholesaling.

I'm 42 and my target retirement is 55. 

I would take a look at your target markets for replacement property. 

Once you know the answers to these questions, then easier to analyze your next step.

Find a reputable turnkey provider in your target market.

Financially, an easier decision would be rental in philly.