I am with Lone Star Realty and Property Management.

Hello BP community,I’m currently exploring the possibility of converting a single-family home in Philadelphia, which is zoned RM-1, into a multifamily property.

Once you go to 5 units, the property is technically considered commercial property to banks so you'd need to get a commercial loan. 

I bought it strictly as an investment property.  10% down, conventional, no PMI.  

Well, you can put your self on the federal opt out list here:   https://www.optoutprescreen.com/This might be great time to do it as if you have purchased any property within 23 or 24 you likely will be in the money to refi already or soon.

The police said the tenant had 4 other properties he was doing this work at. 

Auction property How did you finance this deal?

I've bought properties before via "Subject-To" but I've never done a novation or a land contract. 

We collect payments from property owners and distribute them each month.

Well since I spent the better part of 40 years in Bay area and 15 specifically in Napa Valley and the last 20 in Lake Oswego and have done a ton of business in Yamhill county and own property in mac and all over the foothills when I was logging.