Most of my clients buying STNL or MTNL stay in certain price ranges.

In addition there are areas in Los Angeles that have stricter rent control than the state wide rent control.  

Personally, I've seen cash flow yields ranging from 10-18%, with plenty of potential for even more.

It consistently achieves 95-100% occupancy as a short-term rental, with nightly rates ranging from $350 to $550, generating substantial cash flow.

Are there programs to look into either state wide (NJ) or nationally that will help with down payment assistance or a construction loan?

RoofstockRoofstock allows you to browse a wide range of rental properties for free, providing a valuable resource for finding turnkey investments.

4) LTR projections range from $1600, which is from bigger pockets rent estimator to about $2500 from looking at comps in the area.  5) Top properties do about 10 to 15 grand more potentially, in 50k+ range which we would be happy with.

(as long as you're in a market that doesn't require you to be licensed to act in that capacity).When it comes to profit margins, they can vary widely - which is why it's important to run your numbers before you take on a property.

With a rate for a first mortgage today in the 6-7% range something like this probably is going to be close to or in the double digits. 

In order to get the attention you want through online ads (which last I checked Facebook ads require such a wide range for the demographic that it is almost not worth it), you would likely need to spend literally thousands of dollars.