However, that being said I really can't afford a 408k loan, as the Philly rental market really doesn't support high enough rents to cover a mortgage such a property. 

You can definitely use conventional financing as long as the deal and numbers support it.Most people buy cash with BRRRR due to the condition of the properties, time needed to close, etc.Another reason is to avoid 2 sets of closing costs on both the purchase and the refinance.

The bank appraiser will pull permits and use it as documentation that helps support value.

Unit 1 - Painted throughout, installed new floors throughout the downstairs, replaced appliances, kitchen cabinets, the bathroom vanity, the majority of the light fixtures, and the old dirty light switches and outlets.Unit 2 - Replaced water heater and rangeOther - Repaired roof, added some foundation supports, and added curb appeal by painting the patios/doors, replacing porch lights, and putting new house numbers on top of the paint What was the outcome?

Unit 1 - Painted throughout, installed new floors throughout the downstairs, replaced appliances, kitchen cabinets, the bathroom vanity, the majority of the light fixtures, and the old dirty light switches and outlets.Unit 2 - Replaced water heater and rangeOther - Repaired roof, added some foundation supports, and added curb appeal by painting the patios/doors, replacing porch lights, and putting new house numbers on top of the paint What was the outcome?

Unit 1 - Painted throughout, installed new floors throughout the downstairs, replaced appliances, kitchen cabinets, the bathroom vanity, the majority of the light fixtures, and the old dirty light switches and outlets.Unit 2 - Replaced water heater and rangeOther - Repaired roof, added some foundation supports, and added curb appeal by painting the patios/doors, replacing porch lights, and putting new house numbers on top of the paint What was the outcome?

BillCheapest property is 250k .if I change the 2 or 3 cheapest properties into one....one would be 500k so if I rent it out it's hard to get it rented and make money....highest rent the area will support is $2800. 

Could anyone recommend a more affordable umbrella company that supports 4+ properties in CA TX IN TN?

Having extra cash flow each month will support my strategy for future doors. 

I have 3 really good comps that will support a 75% ltv (if they pick any junk to comp it’ll kill the deal).