I’d suggest talking to the city to see what the zoning allows for from a use and density standpoint.

I'd love to connect with anyone based in Philly or has experience investing in the market!

Although that lender was not able to provide a loan product for us, due to our connection with the real estate agent; she did want to find a way to help us and connected us with another lender who was able to find a portfolio loan that would suite our needs.

I'd be interested in trying out their services...sounds like a great deal!

I want to continue to grow and learn about real estate and become financially freeHi Vincent, I'd recommend that you look into Columbus Ohio and as someone who works with a lot of out of state investors - there's so many catalysts for why you should invest here.

I'd also suggest reaching out to a local agent in your target investment area - they'll have good referrals to provide you for your lending needs. 

There is also appreciation which although it can't be counted on also acts on the whole property value not just your equity. 

1 I don't have 100k to put down and 2 I'd like to finance the 100k some way.

I also received my broker's license tho (solely to become more knowledgeable while making personal real estate investments), but I don't see their logic, so I figured I'd turn to BiggerPockets to help me better understand what's going on. 

Hard for me to get to specific as I'm not super familar with the market in your area however one thing I'd say is also take a look at modular homes as there is a fairly significant difference between a modular home and a manufactured home.