You can go as low as 2.5x in some cases but NJ tends to produce enough traffic/applicants where 3x should be minimum unless property is over priced.

Most people self exclude themselves. 

I think they contain solid information and will help lay a good foundation as a beginner (Haha, I'm completely new to real estate as well, btw)I'm also going to be reading the following books, and hopefully I can finish all by the end of this month:1) The ABCs of Property Management2) The Advanced Guide to Real Estate Investing3) Long-Distance Real Estate Investing How to Buy, Rehab, and Manage Out-of-State Rental Properties (this might be the most important one to me personally)4) The Book on Investing in Real Estate with No (and Low) Money DownIn addition to reading, I'm consuming crazy amounts of youtube videos, and I'recommend you do this as well.

Maybe self-accountability does matter. 

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score. 

I am using TurboTenant and self managing the Nomad property.

As far as checking your accountant's technical competence, you can use this old but still applicable questionnaire:https://www.biggerpockets.com/forums/51/topics/792277-how-to...Other questions that you may want to ask are listed in this post:https://www.biggerpockets.com/forums/51/topics/795929-questi...3.

I would be self managing the property because I know the area well, have local connections to help out if in a pickle, and could get there in a day drive if need be. 

The first misconception is that you can declare a property headed onto the market only S8 eligible, refusing to consider traditional applicants.

I had over 50 responses and 20 applications.