I cannot give them 30 days notice (anti-eviction statute), so rather then being left holding the bag I can tap the deposit and go after more until rented.I dream NJ passes a law like Oregon's!

Hight taxes  and anti-job/business environments are the main reasons people are leaving. 

I am the anti wholesaler, and anti cash buyer. 

It’s a catch22 because a good, strict HOA is needed to keep a place nice, sell-able, and running well BUT they also tend to be nosy and anti-landlord.

I am not anti-higher education, I just think that from a very practical point of view it is probably not what is going to make the difference between success or not, certainly as an agent and very possibly in other areas of real estate investing, especially when there's a lot of info available from hands-on investors on sites like this - so if you have the option to spend your time and money on something that doesn't delay your earning potential for that long, I believe it would be worth looking into.

I.E. if I show you exactly how you can write a check to an anti-pollution research initiative (call it a "carbon tax") NOW you'll voluntarily donate instead of relying on the government to take money from other people? 

S/he may have one that they can customize for you, or may draft it based on the points you raise, and of course will probably raise some points you hadn't thought of or seen in the sample contracts.It will require more time but at least doing it that way, you can have a more informed/intelligent conversation about various issues with the attorney.As far as pricing, I feel like this might be like real estate agents where there really isn't a "standard" price, and in fact you're probably not allowed to try to set a "standard" for the same reason that brokers aren't allowed to say/imply there is a "standard" commission (anti-competition).However I can say that I have seen that very often property managers will charge 10% of collected rents.

SIDE NOTE:  My complex got blanketed this week with anti-landlord flyers trying to unite tenants against landlords, gentrification, discrimination and rent.  

On another note, a simple "notice to quit" will not fly in NJ if a tenant knows their rights under the state anti-eviction laws.

The politicians in the Northwest are proposing anti-landlord legislation.