But we do bigger deals ($1-4 million), and being accredited investors our investors have a much wider and better choice of deals to invest in.These “informal”, i.e. not SEC “safe haven” offerings always work out when the market is going up.

You register for a Commercial Activity License, which is Philadelphia-specific, and that number allows you to apply for a Rental License.I'd encourage you to look into the rental regulations in Philly because you generally also need a Rental Suitability Certificate, and you may also need a Lead Safe Certificate if renting to children under the age of 7, and you want to make sure that your duplex is legally zoned for 2 units and for the commercial use that you're planning.

A competent mortgage broker would be able to analyze your equity + situation to help you determine a safe route to go.

House was built in 1980, is in a safe area with good school district, but it's a small town between two larger towns that has lower demand (but also very few rentals available and they tend to go quick). 

If your purchase price and repair estimates support a potential sales price (After Repair Value) that leaves you with a fair profit and keeps the lender safe, you shouldn’t have a problem finding hard money lender willing to help you.Local real estate clubs are best here.

@Jeff Piscioniere Thanks Jeff, so my contractor was estimating the time frame to be 90 days I said 4 months to be safe.

To be safe, you will want to make sure you have in liquid cash 10% down, closing costs, and around 20% of your total project budget.

We work hard to keep them safe and updated, and as retirees, it has given us a very nice “raise” in income year after year. 

Just to name a few:Perrysburg: A+ suburban, but pricy and they go fastOregon: B suburbanRossford: B suburbanMaumee: B suburbanSouth Toledo / Beverly is probably one of the few within Toledo I would suggest as being relatively safe and also a reasonable commute for you.

The IRS gives you a safe harbor and guarantees your intent.3.