However, realistically.....most buyers are going to wait until after school lets out in most areas before they start looking to move so they don't risk moving their kids from their current school district. 

Here is some additional information to ensure success:First, tenant screening is critical, focus on creditworthiness, rental history, and stable income.

I did a 5 unit in the city and the property/school tax was only $1,800 per year!

Sometimes we approve someone who has disclosed an adverse credit/financial history or has no rental history and we will require 3x coverage.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

Do you even have the capital or track history to take down multi family?

Not a lot of traffic, most have an agent, and even if I force everyone to sign in, they often give school emails or bogus numbers. 2.

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.

I write and share a lot about my experience, the market there, and even openly share performance history and numbers on my own rental portfolio.Happy to send you and anyone else those resources.

Verifying last 2 years of rental history very important!