Ive always used conventional lending 20% down 5 years ago I did a duplex and renovated it with plan to brrrr but life changes caused me to not refinance to keep the cashflow high instead.

High interest rates body-slammed supply numbers in 2022, as I detailed last week.

Also an electrical meter was missing on the outside and I just saw two leading me to believe the building wasn't even a legal three-unit so for the high price my dad and me agreed to pass on this one as well.A few days later I got a rather angry call from my realtor asking me why I keep passing on good buildings and what's going on?

Keep in mind, the transactional costs of selling a property in Philadelphia with the high transfer taxes and brokerage fees (althoug these are expected to be reduced in light of the landmark NAR settlement that occurred yesterday), adds additional transactional costs, especially in instances where the home was purchased as recently as last year as is the case with your home.

The area is more rural, however it’s a desirable vacation destination and we offer a high end farmhouse retreat experience.

Had our son in high school help out landscaping, running skidsteer, putting up signage, clean out units, run software, etc.  

Also, planning to use the other side of the unit as short term rental.Any advise which could make this more seamless would be highly appreciated!! 

That kind of analysis just look at prices without taking into account the buying power of the local buyers, which makes it completely flawed.Short-term rentals haven't been banned per se.

Start complaining and take it as high up as you need to go until these brokerages take you seriously. 

If you are interested in investing out of state I highly recommend that you build a strong team in your chosen location.