Quote from @Jackson Ebersole: Hi Piper,It's always smart to flip properties in-state, and I'd like to share some updated insights on why this approach is beneficial, especially in the New Jersey area.Lenders typically feel more comfortable with in-state flips because:You can manage the rehab more easilyYou have better knowledge of local real estate trends and valuesYou can respond quickly to issues or make decisions fasterThere's a lower risk of fraud or being taken advantage of by distant partnersI can help you with recommendations for the New Jersey market:North Bergen: Continues to show strong potential, with average profits now around $150,000 per flip and a gross ROI of 85%.Willingboro: While specific flip numbers aren't available, the market remains active with a gross ROI now averaging around 130%.Gloucester City: Still a top performer, with gross ROI hovering around 180-190%, though still on smaller profit margins.Irvington: Home values have continued to rise, with a 20% increase over the past two years.East Orange: Has seen steady growth, with home values up by about 16% since 2022.Paterson: Experienced a 14% increase in home values over the last two years.Additionally, Jersey City and Newark have emerged as promising markets for flips, with strong appreciation rates and growing demand.

Drug dealers start camping in the backyard (kept using extension cords and water from my units). 

Kiyos is a shell contractor who performed over a million dollars of shell work and never got paid.  

As soon as she started to fall behind/be late more than once, I'd not renew her lease especially if tenants aren't communicating with you.If there is extensive mold, tell her to remove her items so you can treat the property. 

If floating what's the rate cap and what extension options does it have. 

85 LTV is a stretch for a 680 credit score.

@Ben Oestrike   Since you've noted this would be a PA Sheriff Sale situation and with my limited experience and @Jay Hinrichs very extensive experience, we've both noted an experienced lender is very unlikely to provide funds for a purchase.   

Curious, how do you research if a multi-family will perform well as a short term rental?

If it is performing well, the buyer pays fair market value for the home and enjoys the benefit of some future income with rentals you already have booked. 

As mentioned this means the property can support itself and wont put me in a situation where I can cover debt, operating expenses or capital expenses.Annualized Return if Sold at the Five-Year Mark:This metric offers a comprehensive view of investment performance, blending both cash flow and equity.