Their business still needs to grow up. 

It was a flip sold by another local agent, didn't need inspection due to my husband and biz partner being a contractor, negotiated price down.

I don’t know if I should invest in the Jersey market and put maybe 20-50% down on something, make less cash flow and make more appreciation, or every two years or so maybe buy something fully cash (my own $) in the Midwest let’s say 5-10 units and make more cash flow with no debt as with the income I make I can just save and buy more, don’t necessarily need to leverage in some markets.

You can't overcome a change in the market but your margins need to still be large enough to not lose your shirt if the market does shift like it did the last several months.

If you need financial help, ask under the "Finance, Tax, and Legal" forum.

I do not have to much cash for a down payment but was thinking of doing a HELOC on one of the rentals to get more cash and go the BRRRR method.

You’ll need to submit an application to the Community Development Department, undergo inspections, and comply with tenant notification and eviction rules, including providing a 90-day purchase option and relocation assistance.

You just need to wait until the judge makes a decision.Joe Gore

Many of your PM clients will eventually want to sell, and many of your buyers (especially investors) will need PM services down the road.

Based off the general home inspection report you'll be able to see if you need to get an electrician etc out there.