I'm embarking on the largest scale commercial development project.

Hey BP community,I’m a NYC-based investor (currently own in the Bronx) looking to expand into Philadelphia for stronger cash flow and long-term scaling.My goal is to build to ~$10k/month in net cash flow over the next 5–7 years by acquiring 3–4 unit properties with value-add potential and refinancing within 2–3 years.I’m not looking for turnkey retail deals — I’m specifically targeting repositioning opportunities.What I’m Looking For:• 3–4 unit properties (triplex or quad preferred)• $400k–$575k purchase range• Target 8–9% true cap rate• 15%+ cash-on-cash return• $1,400+ net monthly cash flow after stabilizationValue-Add Focus:• Add a bedroom to increase rents• Separate utilities (gas/electric)• Reduce landlord-paid heat• Finish or legalize usable basement space• Raise under-market rents• Minor cosmetic upgrades (not full gut rehab)I’m willing to self-manage initially to improve yield and learn the submarkets properly.I’m currently evaluating:• West Philly (near universities/medical)• Select Temple-adjacent blocks• Kingsessing / Southwest• Manayunk / Roxborough (if numbers justify)Would love to connect with:• Local Philly investors actively doing small multi value-add• Contractors experienced in bedroom conversions / meter separation• Property managers with strong eviction handling process• Anyone who has successfully scaled 3–4 units in PhillyI’m serious, capital ready, and looking to build relationships long-term — not just close one deal.Happy to DM and exchange numbers.Appreciate any insights from operators on the ground.CharlieDM me for my number let's connect. 

I recently purchased a small multifamily (owner-occupied) using my VA loan.

I'm aware one can sell a property and use that to purchase but if you don't want to sell what you have and continue to have many units, what is the best avenue, investors, lenders, etc to approach this with.

I believe it's smarter to start with a smaller value-add and preferably a single-family home.

I’m securing short-term capital (~$40K) to finish it, stabilize under Section 8, then refinance at 65–70% LTV.ARV is supported by conservative rural comps (excluding city limits, distressed, and manufactured properties).Estimated rent is based on FY 2026 HUD 3BR FMR ($1,204), modeling at $1,200 with a $1,150 stress test.Plan:Finish renovationPre-market to voucher holdersStabilize 2–3 monthsRefiPreserve reservesRoll into Rental #2I’m here to learn from investors who’ve scaled in smaller/rural markets using conservative leverage and Section 8.

Scaling the strategySome investors build a base of cash-flowing mobile homes first and then use that income (or refinance equity) to move into single-family or small multifamily properties later.Your thinking about using cash flow from smaller deals to fund larger acquisitions is exactly how many portfolios are built over time.

Here’s a quick, practical comparison:RentRediPros: Very user-friendly, good tenant portal, maintenance tracking, affordable.Cons: Limited accounting and reporting as you scale.Best for smaller portfolios or simple ops.BuildiumPros: Strong accounting, owner statements, solid maintenance workflow.Cons: More complex than RentRedi, less “lightweight.”Good middle ground for growing portfolios.AppFolioPros: Robust automation, strong mobile tools, great for larger ops.Cons: Higher cost, more features than some need.Best for larger or fast-scaling portfolios.If you’re outgrowing RentRedi, most people step up to Buildium (or Rentec Direct) before jumping to AppFolio.

I underwrote both properties assuming no appreciation and a 10% vacancy rate, which is higher than what I have actually experienced.The one thing I would add to what others have said is that self-managing made a huge difference in making the numbers work at smaller scale.

There's plenty of smaller towns worth considering.