U.G.L.Y. - That's how to describe this mixed use property. Talk about Ugly, Scanky, Smelly, YUCK!!! We acquired a this decaying property in the heart of West Philly . . . you know, Will Smith, Alan Iverson, I'm talking in the heart of the hood! Obtaining clear and marketable title was just as ugly. We had to raise an estate, prepare inheritance taxes and negotiate liens. This was the less desirable half of a two property package.