I've been searching for going on 6 months, so I need to reflect and regroup.

I went to Google and searched for "New Jersey purchase agreement" and came up with a lot of options, including the official REALTOR contract.

Google spreadsheet for me

I also just did a brief search and found some pretty good deals in terms of cash flow.

It is possible that it has been moved way down the list.Have you tried searching on a private or incognito browser to see where it shows up when you do a search?

doing a quick rental search nearby, looks the going rent for a 2 or 3 bed is between $1.35-$1.41 per SF.

You can usually find some events by doing a simple google search.

Try entering the following search terms into Google:short term rental regulations Westchester, NY

And I don't know what the cap rates are in the area for SFRs, but I did a quick Redfin search for a small multi-family home in the area that's turnkey: https://www.redfin.com/VA/Richmond/1622-N-31st-St-23223/home.... 

He studies markets and publishes regular updates on which markets are the best for your goals.Use the search bar.