Is unethical to screen tenants, narrow it down, and then tell those tenants that whoever Is willing to pay the highest rent can sign a lease?

This might help you narrow down your search area. 

Like @Curt Smith Said its not going to make deals for you, but you have thousands of properties at your fingertips that you can narrow down by filtering your ideal property's criteria.

Once you've narrowed it down, find a good PM and realtor and let the PM manage it for you. 

I am out of state NY investor so it’s hard to make many trips but we want to narrow down communities /developments so we can target those -any developments or subdivisions you would recommend that you like especially for easy renting, Attracting good quality tenants and reasonable hoas either in Mount laurel or towns close by that also cash flow ?

You can ask yourself a list of questions to narrow the search.

Any more information to help narrow down a more specific geography?

My focus is much more narrow, but I just look at it all from a % basis. 

You can't determine CoCReturn since that is an analysis that ONLY includes the first year...and there is no way can narrow down the first year since bits and pieces of what would be included in this analysis, that usually would be restricted to the first year, are scattered all over the years of ownership.

I would recommend doing some online research on a list brokerages and then narrow down the list a bit.