I've spoken with several hard money lenders (2-3) and it sounds like there are possible options, however the property (as is) would be considered commercial and therefore that complicates their process/qualifications.Has anyone encountered a situation like this? 

To convert from a duplex to triplex in Philly not only will you need the zoning, but the permitting process gets more complicated as well.

Its the most complicated closing AND more importantly POST closing; canceling the home owners insurance putting landlord policy on, getting the bank via the POA to work with you to setup auto pay from your bank account etc.A subject to starts with the numbers. 

This being a house-hack is where it gets complicated and why we rely on pros like Natalie.

Or complicated?

It's not really that complicated to buy out of state.

I would read the "crucial conversations" book, and/or "never split the difference" both of which will teach some techniques for dealing with emotional conversations, of which there will likely be a few!  

To answer your questions the best I can:1) you might want to consult a lawyer in GA about possible complications with opening an LLC from abroad, but yes I would look for this as a first step if I were you.

Please advice on best marketing technique for above clientele or for anyone looking for privacy!

@Louis Hamric if you're trying to approach someone you've never seen in person, you could try the following techniques in this BiggerPockets article on driving for dollars https://www.biggerpockets.com/blog/2013-05-03-driving-for-dollars-bible-part-1 .