I'm curious what you decide to do but agree NJ is tough and lot of other flippers are in the area putting cash offers on beat up homes before we even see them hit the market.

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

It is most likely price, but just look at your competition and try price your home to beat out theirs (within reason)!

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

If you don’t have any experience with construction, home maintenance, or people management, you’re going to be at huge risk on remote projects.

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

We couldn't quite move there full time in the near term, but a realistic gameplay would be at least 6 months per year within the next decade to take advantage of the tax incentives.

In addition, the RE has appreciated much faster than rents.  

@Darrell B. only reasons to buy all cash are:1) Trying to beat out other buyers in a bidding war.

Ski cabin in Taos, Lake property in TX, Smoky Mountains in TN, coast in Myrtle Beach (although I gotta tell you If you're gonna go ocean it's hard to beat your backyard).