I don't think the brand new realtor will be in the business too long, so I wouldn't waste my time working with them now. 

On a low end that would put me at $1500 left over after all expenses.Notably, my long-term goal is to continue buying 3-4 unit multi’s and these retirement style commercial buildings.

@Bryson WilliamsHave their parents co-sign on the lease with them as long as they are still in college.

Could you come up with 10% down and buy in a market that is over 50 miles from you and use the vacation home loan?

And the short answer is no…AS LONG AS YOU ARE PAYING ON TIME.

I know Chicago refused to let pvc plumbing be used for a long time which prevented modular construction in that area.

Columbus may offer lower purchase prices, but as you mentioned, oversaturation from investors could affect rental rates and appreciation in the long term.Considering your interest in Philadelphia's vibe and your desire for a potentially better investment environment, it seems like Philadelphia aligns well with your preferences and investment goals. 

You will also need to find the right seller that is not in rush to sell the property and is willing to work with you on how long you can be in contract as this type of loan can have unexpected delays with so many other moving parts.

never-mind that 5 miles down the road a similar property is $15K.

A $25 increase is a bit more than nuisance but as long as it's in line with the market, you should get them to accept.