As a local investor, do you have any recommendations / preferences given Philly demographics / zoning laws? 

Which one do you prefer and why?

My preferred property would be a multi-family in and around the Syracuse, NY area.  

HML are big on reliable investors with good track records, so as you do more deals and build your track record (preferably with the same ones), you might eventually be able to get close to 100% financing.  

I'd prefer 80% LTV as well as 30yr term.

For either city I am open to long term rentals but would prefer if one unit could be used as a short term rental so that during my visits I can used it myself.

Now.. call every property manager and ask what areas they like (zip codes) and preferred areas they like to manage. 

We are not opposed moving to her rental in NH for a couple of years, but this is the less preferred option.

I would prefer to use other peoples money to invest (using debt).

I would prefer a lights to not stick out that far to also prevent damage. https://ibb.co/28ZVcN3