Are there cash-flowing rental properties here in NJ?

[Fradel Schaechter]

I am a new investor here, and while I only looked closely at two neighborhood near me, my evaluations of different properties showed they would not cash-flow, even if I bought them at a slight discount.I have a few questions, and would appreciate any feedback I can get about one or more of these questions...

1) Is that just the ones near me, or are there other areas that are better for finding cash-flowing rental properties?

2) Anyone out there has had success with finding cash-flowing properties in NJ?

3) Anyone had success doing BRRR here in NJ?

Thank you in advance for your response!