You could also talk to some local wholesalers about what you want, and they can start looking for fixer uppers matching your criteria.

There are alot more local folks for detailed Philly questions

Soak up podcast information, join a local REIA even if you don't plan to invest in your local area because you'll learn more about investing and make valuable connections.

As a local investor and agent here in Columbus, let me know if you have any questions or want to connect!

However, for the sell we used local realtors that my partner had used in the past for another flip.

In essence,  try to find a lender (Mom and Pop Bank/Small Local Bank) that will lend 80/20. 

Talking with my local credit unions, they don't look at me like a serious buyer.

@Nadir M. many PMCs post samples of the management contracts on their websites.So, you can download a bunch, sort through them and then cut & paste what works for you.You will still NEED to have an experienced real estate attorney review for final approval to make sure its compliant with state and local statutes. 

We work with local sponsors in our markets.

I imagine finding the exact lease details of local "comps" is a lot more difficult than residential comps.