; what is market value? 

This obviously benefits developers and investors with a sizable portfolio and continues to limit those (like me) with a very small portfolio.  

Does anyone have any advice or experience in this market?

, or you feel it's more hassle (liability, tenants complaints, etc) than benefits?

Ive met with sellers who cant go on market because they cannot afford the commissions or don't have enough equity to cover the cash offers flip investors submit.

The market rent puts all three together at approximately $2900 monthly.Costs behind the acquisition:Property taxes: $5000 yearlyInsurance estimate for all three: $3,300 yearlyC-class properties (not best location, their condition is about average - older properties)Purchase price: $250,000k$15k down and $235k seller financed at 6% interest for 30 years. 5-year PPP.

Total rehab on this was about 10 months. 2 months were prep and demo, 8 were actually construction, then the last 2 months we marketed and leased the units before refinancing. 

This structure, if the data I'm finding is true, is unsurvivable if the market moves against them.

I actually just did a dscr loan to pay off the hard money I borrowed on the second property (where we live and rent the actual house) I estimate the appraisal to come in around $215-280K which if I were to take out 80% would barley give me enough to buy anything in the FL market and have cash left over for renovations.Not sure if im missing a step here or if it might be best to buy an auction home with that cash to flip and have more capital to have more deal options. 

I'm interested in learning more about the MTR market in Philly as well @Jamie Banks.