So many investments look good on paper but they have no idea what class property it is and the quality of tenants they will get.

I've heard that there is a lot of competition for good deals in the $1M - $5M range.

If waiting is not an option or you are just eager to make moves, you might want to look into forcing appreciation. you could do this by seeing if there is a way for you to add extra bedrooms, bathrooms, or improve anything that is really low quality compared to other properties in your area.

I forgot how the book ends but one of the high points was his design of a chapel "for the worship of God and the service of Man".

Not that that means anything good or bad :-) But if you want high quality genuine coaching about investing in Philly and at a reasonable rate, I can  connect you with a wonderfully savvy, professional investor who does coaching.

Also look at interest rates-how much can you get if you put that into a high yield savings account for 5 years?

Location still matters big time.Since you’re interested in value-add deals, I’d highly recommend starting to connect with good contractors early on. 

Use resources like CBS’s list of the 50 Most Dangerous Cities in America to identify cities to avoid.Low Operating Costs: High operating costs erode your profits.

Sellers are still valuing their properties too high for the market.

High-quality photos and virtual tours can also make a significant impact, allowing potential tenants to envision themselves in the space before even stepping foot inside.Remember, proactive management and attention to detail can transform your property into a thriving investment, delivering consistent returns and peace of mind.