Investors that have a good deal, say maybe the total costs of the project is 50% of the ARV, seem to think that's enough for a lender because if anything goes wrong, they can just take over the property and "make more money" that way. 

In PA you need to be careful, the state is pretty good about catching onto deals and consider places sold. not only would the owner have capitol gains but then he and you guys would have to pay transfer taxes as well, total of 2% ( 1% each usually). 

Total monthly gross income is 12,500.

From there, I read Dave Ramsey's Total Money Makeover, but I didn't care for this book as much.

Peter,27 days total (applied online on a Sat, closed on a Friday).  

It's currently rented for a total of $1,925 a month between the two tenants.

Probably not, but I bet you have learned this business by experience and trial and error to have 19 doors.

I just did 2 windows for $4k total in Denver.

They've done a total 180 over the last 10 years with their specific plan, and you can likely find a good home in your price range.

I haven't seen many 3 families at that price unless they were in total disrepair.