Hi @Fred SenaYou won't get a cut and dry answer to this question, but hopefully my response can provide you some insight as to why.

Also, I’ve heard that tax delinquent inventory is starting to dry up.

These properties, in Queens, has since doubled selling between $1 million or more.So take the money and keep the powder dry.

"Good Debt" works when tenants pay the rent, but good debt becomes bad debt when that rental income stream dries up for any reason.Some people thrive on going through the rags-to-riches-to-rags-to-riches cycle multiple times ["nothing ventured, nothing gained"], but for me, I believe the slow-and-steady-wins-the-race approach of the tortoise over that of the hare.

America was and is built on small business.. rentals are for when your small business is making excess money and then you invest.. not have limited money and think real estate is going to carry the day.. 

I went through a bit of a dry spell in the changeover and it wasn't easy financially but when it comes down to it EVERYTHING is difficult at first.........if you keep at it suddenly it's not. 

For how its performing, insurance, and the number of vacancies currently, I think the asking price is pretty excessive.  

Start calling all your local title companies and ask if they will do a closed doc assignment and if they will do a dry double close so you don't have to use transactional funds to close. 

I don't do any invoicing, I have no employees so this seems excessive. 

What is not legal in NJ is any form of required prepayment in excess of 1.5 months security.