I do see that my NJ and NC taxes due are slightly lower for each state though.

I then lowered the offer price to 70k since I wouldn’t be able to complete the due diligence piece.

One way to minimize vacancy is to lower your rent.

That may lower your closing costs, but most lenders have minimums (usually $65K or more) for what they’ll lend. 

NonQM "shops" offer a variety of loan types, DSCR being one but they are the lower rates and fees.

With the lower price point rentals, you basically just tread water.

I have heard positive things - expect lower overall returns in exchange for them doing the work! 

I started looking a bit into Rochester which has a way lower price point for multi families and single families but obviously I would be unable to house hack as it is 5 hours away from NYC which I will not be commuting lol.

As far as ethically that is part of my nature and I don't care for the aggressive (potentially predatory) strategies discussed by others, but I see value in offering a transparent and convenient service with lower costs and faster turnarounds than traditional MLS transactions. 

Just not seeing a good use case for FHA these days other than the lower interest rate.