I need a solid plan to present first.I'm interested in building wealth through small multi-family homes, starting with a house hack in Philadelphia.

Had renters actually had to pay for their own consumption, they would really think twice about keeping the window open during freezing winters and adjusting their thermostat.Many have a sense that if the Landlord is paying for a service, it's ok to waste it.Another issue not really addressed in the article is that rent regulated apts include tenant protections even when the tenant had done something criminal.

The last 5 years rented out the place for less than the mortgage because I had a solid long term paying tenant.

There are some requirements that go along with the formation of the DST, but if you are planning on doing more investments into the future than the DST will solid investment into an entity that can separate out your assets.This isn't legal advice, just my opinion as a real estate investor. 

Solid advice.  

Hope you can come out of this strong and land a solid deal soon.

An offer without a rock solid pre-approval letter or proof of funds does not go anywhere in my area.

Below is a perfect example of how they profit (real life example)....3XXX N Elston, Chicago IL - Solid B class area. 2017 sold $435,000 and was rented $3266.

for us being friends, she said this is already a friendship discount, since she normally charges 25-35% for other clients (which I don't think she even has other clients, because she started her own company and used foreign investment money to flip places and pay back the investment capital + interest)Her current estimate of 100k is only her guesses, without really having anyone or any real contractor giving her a solid quote.

Main thing is find good tenants and that can be done with screening qualifications:-income 3x the Rent -minimum FICO score-minimum reserves-positive referencesBe disciplined with screening and you should be solid.