But do I want to drive to Philly several times a month?

This stringent vetting helps mitigate the risk associated with tenant selection.

There were several offers but I won out because I would take on the terrible tenants.

Michelle - Thanks very much for writing.The cost segregation study and tax savings benefit for an investment property can vary based on several factors, including the property type, location, and specific components within the building.

I'm purchasing several properties and I would like to set them up as lease options and hire a management company to manage them.

Hi BP pros,  I have some buy and hold rental property, some acreage and several lots that are good for building new SFR or multifamily.   

Between the market rate of the services I offer and at least several months of holding costs I can eliminate, I know that I can bake some legitimate value to a deal however I have no direct experience packaging that value way that could help secure financing.And that’s essentially where my research is currently focused!

And you can easily get a hassle free, risk free 5% or ~$1,000/month return right now (wealthfront, treasury notes, money market mutual fund, CDs)...or roll it into a different investment property.

My plan is to move in to one while I work on other parcels attached, then develop the 2 residential lots for multifamily and/or STRs.This has stumped several lenders who have told me "we don't do commercial, mixed use, etc" I am at the point where I may need to pass because I can't seem to find a lender able to work on it. 

It's good to talk to a Pro in the area in yoour case I would reach out to @Lucia Rushton.I know Lucia has helped several investors I know and having a good agent is a plus even if you have one now its still worth a quick call.