The claims of 1hr to collect rent, produce receipts, and deposit checks also seems like a reasonable claim if done physically and not electronically.

The IRS generally does not allow you to deduct expenses for a property that has not been placed into service, as deductions typically apply to operational properties actively being used to produce income.

$400k equity is producing $1600/month cash flow for a return from the cash flow of 4.8%.  

I sold 2 properties that were taking up a lot of my time and were producing very little of my cash flow.2.

You could also go work as a buyers agent on a top producers team and do closings that way.

It does not take any revenues from them, it is revenue producing for them. 

You can go as low as 2.5x in some cases but NJ tends to produce enough traffic/applicants where 3x should be minimum unless property is over priced.

It's not as simple as simple as buy now and hope that "time in the market" will produce a win for you.

By exploring options for cost-effective utility usage, such as installing low-flow fixtures and implementing irrigation systems, we can significantly save on water expenses.To keep things running like a well-oiled machine, you’ve got to have a rock-solid asset management plan.

Stats can be foundhttps://www.ramaui.com/housing-statisticsOr for all islands herehttps://www.hawaiirealtors.com/resources/housing-trends-2/Your realtor can produce more specific stats on your area of interest.