It also includes a site plan for permit application. 

-Layout, close spaces or spread out for individual spaces limited privacy? 

I would try to limit the SF to about 1100-1300 depending on the floor plan.

I was looking in the South and West Philly area, but don't want to limit my search, and could use some help here. 

When capital is limited, strategy becomes your leverage.A few approaches I’ve used with $10–15K:Partnerships with clear roles: One person brings the capital, the other brings the sweat equity or deal flow.

For instance if your credit limit is $1,000 do not have more than a $300 balance.

Trusted relationships matter, but limiting yourself to one market could be why you feel stuck.

I'm 100% commission based income and don't really have a ton of normal operating expenses so buying long term rentals in my pass through LLC and doing modeling cost seg on rentals has done a lot to limit my tax burden. 

Is your DSCR ratio greater than 1-meaning are you cash flowing (according to the lender's criteria of mortgage, property taxes and insurance (and HOA) if applicable).

Build up some equity and cash flow on residential properties and scale that- anyone can do that with limited resources.