Orange and East Orange are probably tempting as they're cheap but again, bordering Class D with crime and drugs.

And sure while the GF shouldn't have final say, I don't think it's wise relationally not to listen to your girlfriend throw in her two cents from time to time even she doesn't actually have any skin in the game. 

But try this: https://www.homewyse.com/services/cost_to_estimate_home_remo...Let me ask you this.....I was even considering offering a service to 'walk the property' via video conference and throw out some rough numbers....do you think that would help people?

We constantly get offers for lines of credit but I always throw them away.

I have learned to get a cheap maintenance person and have them buy the good chemicals from A1 Able and spray it for you.

Regardless, I thought I would throw this out there in case I'm missing any potential routes. 

Lets shoot for $90k down, $150k gross per year, adjust for your COC calcs, once you throw in expenses, Debt/Interest.  

So what you offer, no longer matters.On the listing side, there's everyone out there from very cheap, to very expensive.

Think about it- if the property is cheap and it's been sitting for a while, maybe that's because on one wants to live in that area. 

You could still get cheap stuff and cheap labor, and rents while low still resulted in about a 25% return.