It sounds like there's a relationship that exists outside of your interest in pursuing this real estate investment endeavor and I am concerned the desire to collaborate with all parties mentioned is taking priority over whether the foursome can collaborate to everyone's benefit.

I've learned by talking to recent students that the desirable locations are now closer to downtown and farther south toward Riverside drive (Chestnut-Seminary-Oak-Riverside).

Maybe they aren't desirable areas for you but there are plenty of markets in south NJ that even exceed the 1% rule

I felt shower/tub is family friendly, but for an adult I thought a shower would be more desirable, just wondering if one would hurt me more than the other.

If it works for you and your objectives, and gives you the peace of mind both you and your wonderful bride desire, than that is the structure for you.I think regardless the only 1 true way to have a "low risk" investment is to buy it right and buy in deep on the front end. 

If a multifamily owner sells a portfolio and then owns only a personal residence, but has cash from sale, will they be a less desirable borrower to lenders? 

We have the knowledge and experience to source options for you that can fit your needs.Not Having A Plan BDuring your planning stage, you must work through the possibility that your desired outcome may not come to fruition.

New Bern is not the hot look and sprint into for deals, but an investor who has a desire for affordable housing, or wants to tailor towards an more aging population then New Bern can be a potential location to look into. 

In the winter hot tubs are important and in the summer outdoor spaces are desirable. 

Landlords who recognize the long-term benefits of these investments position their properties as more desirable, potentially increasing occupancy rates and rental yields.