What lists are you targeting plays a large roll also.  

Horrible idea for many reasons...1) Without a decent down payment ~20%, it's very unlikely you'll cashflow after all expenses 2) Sounds like this would be a highly leveraged property - high leverage when rates are high is a dangerous game to play.

Take it slow, create your path, see how it plays out with the first and then reassess.

Are others playing the long game and hoping for appreciation or is there something I’m missing with the economics of North Jersey?

You'll experience more in a shorter amount of time vs. starting off on your own.Aside from the team, I'd also recommend joining agent communities especially those that have virtual meetings to role play, accountability, discuss marketing tips, etc.

It plays a crucial role in maintaining the value of your property, maximizing your income, and ensuring a hassle-free real estate investment experience.

And the 24 door funnel plays for all of these roofs and rehabs and the ball just keeps on rolling into one giant snowman.

wink wink, if its in a grocery anchored center retail medicine would be a great alternate use.and I assume you are looking at a free standing single tenant building, especially if its a QSR....just very surprised there isn't some kind of a ground lease at play here, given the situation.  

James Wise called you out on ties/ownership in this PM entity, and you played word-salad games trying to pretend had no connections to it. 

I'm sure she is making a killing getting hundreds of women to join every month, and more power to her, but they need to pay as much attention to their response rate for those who already paid (and giving the right responses) as they are to their sales.