Because this product, as long as you secure long term debt, will give you steady cash flow, appreciate, and provide a ton of great tax-saving benefits.  

Thanks to all who contributed to the discussion.Here is the situation, the lease does not ban smoking in the apartment, it only states that tenants are responsible for cleaning and repair smoke related damages when moving out, and if other tenants complain, land lord may enforce non smoking policy.

I suggest find a job, start saving money.Preferably find a job that relates to your major and area(s) of interest.You're 18, so you are starting early.

He sent a relative to the house to try to make contact with the tenants after a cease and desist letter was sent to him from my attorney. 

Not a great cap rate, or cash on cash return.Depends on your goals, though - plenty of people out there are happy to park cash at a 5% return in a relatively safe property if it's turnkey.

I'm relatively new and am interested in accumulating rental properties in Central NJ.   

This year has been relatively "quite" and I'm enjoying it. 

As it relates to rental properties..

You need to incentivize them to mentor you or partner with you, either you work pro bono for them or bring something to the table of value.To your comment about "shady" or dishonest, I would encourage to you be as honest and forthcoming as possible, I don't know about you but I got into real estate because I wanted to do something meaningful, profitable for my family's benefit, I wanted to benefit from my level of effort rather than giving it to someone else, and most of all I wanted to make the world a better place by improving whatever it is I am working on; I want to be able to lay my head on the pillow at night knowing I did everything I could today to move forward in a positive direction and did so with integrity in order to prevent any form of regret. 

The bigger ones 20+ are relatively few and far between but same kinda rule applies what does sell trades primarily off market.