Does anyone know of an institutional buyer similar to them over here in Philadelphia or just the east coast in general?   

Since you’ll live in one of the units, financial institutions will view the property as owner-occupied.

You can do a bridge loan with as little as 15%-20% down of the purchase price plus rehab, hold it for 6 months, and then refinance it based on the appraised value, but no one I know of (institutional lenders) will lend off the ARV (as repaired value) when it's over the purchase price and hand you a check at closing like that.

It is very easy to become distracted in RE by what other people are doing.Fourth: Find a mentor experienced in the strategy you want to adopt!

Check with your financial institution to find out what types of Combo Loans are available.

That's not a good place to be as an agent.As to the make the offer yourself......LOL, if it's on the MLS the contract must be the one adopted by the Board of Realtors, it can be as an amendment to another contract but you're adding more work on the listing agent.

I like the idea of tankless but was surprised to learn a lot of big “institutional” buyers steer clear of them because the water damage from a failure can be worse.

Asheville adopted something similar in 2017, with similar goals, any it didn't move the needle at all on small developments, largely due to fairly onerous building/development requirements (fire safety/open space/tree save/parking) once you exceeded a certain number of units.

The City of San Antonio adopted a new sign ordinance in last year (view ordinance https://docsonline.sanantonio.gov/FileUploads/dsd/...). 

Once the amount is approved, then you will go into closing, keep in mind these closings take 45 - 60 days because of all the paperwork.Once you close, then lending institution holds the rehab funds in escrow and depending on the amount of work that needs to be done, they will either give you 50% down or break it into thirds.