Kristy - Lots are expensive and so are septic systems.

So are far as your cities and plan - both seem inline with what others in your situation might also do, maybe looking into El Paso ( I think MST part of TX) and Phoenix areas might be worth looking into as well for you- both landlord friendly states.The reason I went into so much detail however about landlord friendly- was just something to take into consideration as you narrow down your options and to keep  in mind as you move forward and compare purchase price points, taxes etc. 

Monthly revenue will be much higher than long term rentals, but so are your expenses.

So are you saying that New Jersey is not a good option for long distance investing?

We have access to a significant number of lenders who lend on single family, 2-4 units and multi family apts and each lender requires zoning to match the property and for it to be legal.30 year amortization so are available on many commercial productsStephanie

so are on line media dudes.. worlds full of them. 

An extra $50-$150 may be insignificant here in DC when considering apartment options, but I could imagine that the same marginal investment for an AZ consumer may be a much weightier decision - so are the newer apartment communities eating away at the market for the lower end and older 2-4 plex units?

So, are you an expert?

So are there any other locations to seek private lenders?

Purchase price: $360,275 Cash invested: $285,000 Sale price: $915,000 The new conversion & sophisticated unit boasts luxurious finishes, crown moldings, curved walls, and soaring ceilings, and full of light & space.