The rental market is good there and I have two property managers picked out as well as a contractor to do light updates and repairs.

That usually sheds some light on some of the less obvious issues; ie. would you rent to this tenant again?

Having to trust that your cleaner is always going to do an amazing job without being checked on, having to pay someone to go change a light bulb or unclog a garbage disposal.

This unit was rented 750 heat and lights, I'm changing the heat and having all the electrical upgraded and this with nothing included I should get 850 nothing included on the 3 bedroom.

Flooring, Paint, Light fixtures, crown molding, new central air, bathroom vanity, custom master bed closet.

The unit has just been totally remodeled with over $35k spent on features including all new furnishings, paint, new stainless steel appliances, roof, new kitchen, cabinets, new electrical lighting throughout, new light up vanity mirrors in bathrooms, new washer & dryer, and new flooring throughout.What made you interested in investing in this type of deal?

I have the following choices I feel below. 1. move to Philly (which i will soon) and buy a 2 or 3 unit property to house hack with the hope of getting 4-6% cocr after moving out from one year living in one of the units. 
2. purchase a townhome in Philly and airbnb it 
to cover all cost + cash flow left over3. purchase a single family house and rent out the rooms in Philly to break even. 4. purchase a 2 unit in Clifton NJ and have my family all chip in to pay the mortgage living with free from paying (a not good idea long term + family already does this in a one family house in Paterson which they don't mind ) 
what i am looking for is 1. to house hack so i can cash flow after living there for 1 year and or break even. 2. force appreciation with light rehab done to the units3. in a C or better class areaI would be doing a conventional loan as i do want to do fha since rates are low now trying to see which method would yield me to cash flow / live rent free with some cash flow. i read many books and all say you profit when you buy so i want to buy right. i can buy up to 420k and currently no debt. 

I'd also consider buying a place before I move down and maybe AirBnB it until we move.I'd like a place near the light rail, since odds are I'll be working down there when I move and I'm sure renters would also appreciate that.

Purchase price: $260,000 Cash invested: $65,000 Beautiful and quiet upstairs unit with open floor plan and vaulted ceiling for RENT.Spacious 1 bed, 1 bath home, lots of storage and full-size laundry in unit.Large kitchen with natural light, Jack and Jill bathroom, private deck off living room.Large bedroom, park-like views.1 car detached garage and 1 dedicated parking space.

@Jason Ma It looks like you are looking for light cosmetic rehabs only.