I’d say it’s extremely scammy.

@Dom Zebrowski, honestly I would start over with the numbers, but others hit on that.My general feedback: 12k renovation gets you some paint and a couple appliances.  

However I would do it all over again because the knowledge that we posses today is extremely valuable.

I would be extremely cautious when you proceed. 

I started purchasing small multifamily in Columbus, Ohio over 4 years ago and have done extremely well.

Philly as a whole is an extremely block-by-block city with ARV values changing by 20-30k depending on the block you are on.

Where my wife and I settled, given our loans coming out of college (and in hindsight they were extremely low interest: 2% on federal, about 3.5% on private, with one small one carrying about 6%, I believe) was to take roughly half of our left over take home and pay down loans, and the rest goes into savings/investments.  

This tenant is extremely disrespectful, lacks basic communication skills and is breaking the lease in more than one way.

Hey @Danielle Du Plooy I use Yvette Mitchell, she is based in Philadelphia, extremely creative and helpful.

Sorry for the lame answer, but honestly anywhere within a 30mile radius is going to be a winner.