They'll likely be able to give you some solid numbers for vacancy and management fees and any other costs you need to consider in your market (hazard insurance, lawn care, utilities, etc).

But I am in need of finding a solid/ dependable General Contractor or construction team in the Philadelphia area.

Then the owner decided to sell anyway. price went from around 350k to a sell price of 780k.Last I looked at the house it was solid as stone, 15 years later.

Inspection revealed major issues with the property, some of which were not disclosed: evidence of foundation problem (stair-step and horizontal cracks, bowing towards the inside of the basement, uneven floors in units); basement leaks, roof leaks, 1 furnace is putting out carbon monoxide and needs to be repaired, etc. 

I would consult with a local draftsman first and foremost  and come with a solid flowing plan.

I think we have a solid plan to spend the proceeds I think I just want validation.

The numbers I'm pulling are north of $3000/month which would equate in solid cash on cash, and cash flow with 25% down on $489k property.This home was built in 1925 but very updated across the board from interior, exterior and major things like new roof in 2012, new AC in 2015, and new plumbing / electrical in 2017 - BUT, this was built in 1925 and still at the back of my head.

Those are some solid numbers. 

Does anyone have a solid recommendation for a real estate lawyer in Tulsa, OK who not only has set up Series LLC but also know tax law or at least has experience with it?  

Solid appreciation + cash flow.