2% Deals in Philadelphia?

[Bill Goodland]

I'm curious if anyone could provide me with some locations in Philadelphia to keep my eye on for primarily cash flow rentals. I am moving back to philly and after I finish graduate school plan to begin actively investing in primarily buy and hold. I do understand the potential headaches of lower income properties but my primary focus is becoming financial free ASAP through cash flow before diving into higher price points with higher quality tenants and appreciation potential. I have a decent idea of the philly market and know it totally varies so much by neighborhood. I also understand 2% rule isn't actually a rule; but am curious if anyone has experience finding 2% deals or anything close preferably without going into "war zone" territory. Thanks in advance.

[Joe White]

The areas near the colleges are pulling a higher % of rent against their market value. Often 10% can be expected.