Mine shines above them but I don’t see that the MLS really understands the difference…same with commercial sites like COSTAR and CREXI.  

Is anyone here familiar with the area, that can shine some light my way about this market?

That's where house hacking really shines — your actual cash invested is much smaller, so even modest cash flow translates to strong returns on your capital.Good luck with the journey — the Philly metro has solid fundamentals for buy-and-hold if you run the numbers right.

Capital efficiency is best via options, leave capital for rolling LEAPs.

You leave out the one important aspect.

Well, I've seen a lot of "wholesalers" come into the market all bright and cheery eyed, only to leave as broke as they entered, just like the 80% of agents who never sell anything.

MTM tenants are always one month away from leaving.

I want to pass it down to kids but it's not looking like a good deal especially with Prop 19I can't do owner occupy it's last in first out, they are 1st and 2nd in and won't leave

Hi everyone,I’m looking for some direction on next steps and would really appreciate collective guidance from this group.Here’s a snapshot of my current situation:Portfolio2 single-family homesOne is my former primary, now a rentalOne is my current primary (previously an investment property)2 three-unit multifamily propertiesEach worth approximately $1MOwned 50/50 with a partnerRecently refinanced at 75% LTV, 7.1% rate, 3-2-1 prepaymentEach cash flows about $800/monthFormer Primary (Rental)Rent: $6,200/monthMortgage: ~$7,400/month (FHA loan at 6.625%)Value: ~$1.1MNegative cash flow of ~$1,200/monthI did a cash-out refi ~2 years ago (pulled ~$200k to fund multifamily investments), which raised the rate from ~3% to 6.625%I’m unsure whether I’ll realistically be able to:Refinance into a better rate or out of FHA in the future, orIf selling once the tenant leaves is the more prudent option to stop subsidizing the propertyCurrent PrimaryPreviously held in an LLC as an investmentHigh interest rate (~11%)Now in the process of a rate-and-term refinance after moving it into my personal nameTargeting ~75% LTV (value ~$1.5–1.6M)Considering adding a HELOC post-refi to create liquidity for future investmentsIncome & GoalsCombined W-2 income: ~$310kGoal: scale cash flow aggressively enough to eliminate the need for W-2 employmentPortfolio cash flow is modest on a consolidated basisAppreciation has been strong, and I’ve used cash-out refis to continue acquiring and stabilizing assetsChallengeWhile multifamily and BRRR strategies have worked for equity growth, the timeline (8–12 months per deal) and resulting cash flow haven’t been sufficient to replace active income quickly.

If retail replacement is $160/sq-ft, you need to be in it way lower to leave room for profit + commissions.4) Control construction timelinesEvery extra month = interest carry + taxes + insurance.