(And you are looking to invest around 200k)Option 1 - paying cash, you cash flow 19,600 each year and get $6K in appreciation (assuming 3% appreciation). 

OR, I can always go to Chase or BOA for their business banking options as they are national.My question is which one is the better choice?

Although Philly is not a viable option, I am considering investing in Delaware, Connecticut or Maryland which is not too far away.

I was about to start the process to get a retroactive permit but realized the additional cost of a new exterior stairwell (metal) and architecture fees is almost 30kIm starting to weigh the options of either full tear down with a new 4 unit construction or separate building in the front of property (current is set back thus the extra costs to permit)  or adding a 2 story 2 unit addition connecting to the old propertysorry this post has become 2 ideas i need advice onif it deconvert can i use it as an inlaw suite with 2nd floor unit or a duplex up. 

Financing is not easy to come by for tiny homes and RV parks and your cash out options down the road will be very limited. 

And for brand value I'd argue there is no "nike" of PMc, so many can fluff the feathers and cluck how great there brand value is but I say show me the client stream coming purely from brand, I call BS to that "cluck", and say it's open air and opportunity for any to create brand value in a market and take market share where there is any lacking options in PMc quality or availability. 

An Option that is closer to you and affordable is Vegas.. some of the lowest prop tax's in the country no big weather extremes find newer homes and ready rental pool.. with mid term rentals a reality. 

Secondly, in the states I invest in, my plan would be to will move them to executory contracts or lease options to negate the due on sale if I have to but I'd rather control the deed. 

My margins are small right now and if I have to pay a bunch of income taxes they basically vanish so I'm trying to figure out how this will work and what options I have.Thank you! 

In high cost areas like SF Bay area where prices are higher than the replacement cost, square foot addition is a viable option for value add.