Those remote flips and high cash flow rentals are so tempting on paper, but they rarely go well in reality. 

If you meet that requirement, I highly recommend it. 

I guess my question is this: is the very low cash flow (due to my low down-payment and high interest) going to improve?

You can buy a set of five for under $300, subscription for the recording software is $10 a month, then the cost of WiFi or hotspot.If you've already had a couple break-ins, you are obviously in a high-crime area.

If one has high living expenses, cash flow doesn't mean much and I definitely understand going for appreciation first.

Underwriting is highly overrated by new investors.

Part of this is the quality of the house.

Northern New Jersey has very little land, therefore the price to buy land is too high unless you somehow get it at a great price.

First off, all high skill requiring items let's remove those.

, whether there's a high water table that encroaches on any underground utilities or foundations (and does that water table have significant seasonal water level variations), encroachments by roads or other improvements on your property, limitations imposed by easements or rights of way, etc.