You could also consider house hacking locally.  

My guess is that the institutional big banks would have a problem with it, while the smaller local banks and non-bank lenders probably wouldn't care as much. 

The wider local region also seems to have a lot of tourist draw.

A successful rental property should offer positive cash flow, meaning your rental income should exceed your monthly expenses (mortgage, taxes, insurance, maintenance, etc.).To find the right tenants, ensure the property is priced competitively within the local rental market.

My name is Ashley and I’m looking to provide value as a bird dog by helping investors find off-market deals in areas like Trenton, Hamilton, Hightstown, East Windsor, and Princeton.My goal is to learn, grow, and build lasting relationships with investors in my local market.

I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

1st, I’ve had the Trust package quoted by a local attorney for $1700 in the past.

For several reasons (property taxes, politics), I would prefer to begin real estate investing somewhere other than locally. 

To build momentum, I’d start small, assemble a reliable local team, and ensure the properties I invest in have strong fundamentals.

It's usually best to talk with your neighbors about your plans and get their support as one of the variance tests is that the requested relief does not cause a public health issue or alter the essential character of the neighborhood.Try googling "tests for a variance in [your state]" and talk with your local zoning department.