Multi family investing in NJ

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Hey everyone ive been doing research on a bunch of homes and i cant seem to find a property that makes sense. Now i wanna know what everyone thinks is a good area for good CF , i will live in one unit and fix and hold the rest, i see properties for 300k to 450k 4 to 6 beds, i mean im trying to see with the after value price what i should pay for the property but i dont think any seller would even look at the price i would offer, i would love to meet up with investors who own more than a few proprieties i was thinking of putting 20 to 30k cash including all closing cost down and getting a 203k loan, to rehab the property.