Had an exceptional outcome.All in at $450,000 and the appraised value of the property is $875,000 on the low end.

You decided to invest in a property in a low income market.

You need comparable sales BEFORE you spend $175 or the appraisal will come low to your expectations.

Given the high interest and the purchase price isn't low, the cash flow won't be as nice as my other rentals or other options in a different neighborhood. 

@Travis Smock A cost segregation study could benefit your 6-unit property by accelerating depreciation, even on a lower-value property like yours, especially with low land value.

It's very hard to win with low money down in Northern NJ.

Yes starting out there is a low dollar per hour but at some point it needs to be worth the while - as you could be spending that time doing something more profitable.Not saying to give up by any stretch just saying make sure to re evaluate consistently to put the best strategy together

They have several other LLC's such as Home Partners that purchased properties at low prices and then quit claimed them to Guardian and then Guardian sold them to people who needed to 1031 exchange money into another property.

I was getting worried because I saw the rents in the winter were super low compared to what Rentometer spits out.

Just the last 20 have been so abnormally low we have gotten used to that normal.Folks also forget what started us on the ultra low rate cycle for  the world economy to crash in 2008.