On the other hand people keep telling me there’s never a “good or bad time to buy”.Sorry for the barrage of questions but would really appreciate any advice/insight!

.- Warm sellers (i.e. referrals and people from agent's database) may already trust you and just want to meet to get an understanding of the process/next steps.

Based on geography alone, I am sure Philly has a very long, difficult and expensive process involved in removing these people. 

Then you'll close your BP account and go into hiding, not wanting to admit your failures and will forever curse real estate investing as just an alternative to gambling.So people underwrite to decompressed exit caps because they want to be the guy in the first example. 

I self lease, and have had some success by meeting all my tenants, shaking their hands, and getting a general "read" on people as they are considering my properties.  

I would welcome any scripts or guidance from people who have had success in this area. 

We had people there for 2 months that smoked in the house.  

I joined the BP community to network with people who I can learn from and also to learn how to analyze deals to give me the confidence to put an offer on something that makes sense for me.

People are leaving your state quickly. 

I have a handyman do a lot of my work but sometimes I don't feel like that actually fixes the real problem and anytime digging is involved people want to charge a fortune.