Now that the 3rd one is on the fritz they’re 8 weeks into waiting for service under the warranty.

As already mentioned, he wouldn't be able to use rent from roommates to help qualify but based on the numbers you shared there should be a VA option available considering how much flexibility there is. 

What I see a lot of people do is overthink it and then either stop in their tracks, or wait for years to get started due to the overwhelming data that they get on what they want to do.

(I will ask that, out of respect for our current tenants’ security and privacy, to wait until your viewing appointment before walking the property.)If everything above is agreeable to you, let me know your availability over the next few days and I'd be happy to take you through the apartment.

Something I forgot to mention is I’ve been in the house since 2017, so the 2/5 year rule shouldn’t matter.

The section references age in many places, consistently mentioning the end of the year.

As mentioned earlier in the thread by @Chris Seveney, real estate prices have been going up particularly in Northern New Jersey, so a lot of tax appeals are pointless or do not make any sense.

Like the gentleman above mentioned, the 1% rule is more difficult to find now than in previous years. 

One thing I am finding is the reviews for some mentioned firms are all over the map.

I've never gone through the zoning change process that you mention although I've heard it can be very profitable.