In new jersey you can find cash flow but it is tricky and a lot of the time you have to get creative and really optimize the property.

You might have a home that literally takes one dividing wall of 2x4s and a kitchenette, or you might have a home that you need to add exterior doors, breaker panels, relocating utilities, etc.

If you're in the real estate investment business and must watch every penny, irrespective of your time, then by all means, do what you think will keep your expenses to a minimum.If, on the other hand, you are really in the business of creating profit by way of being a good marketer and a committed dealmaker, your creative energies ought to be reserved for doing what you do best (or intend to do best)...

I’m not only working on my case with these buyers and a DeKalb Pastor & Chaplain of DeKalb Sherriff Office on over 2.5M...but this now appears to be related to a HUGE Mortgage Fraud Criminal Ring here in Metro Atlanta with quite a few of confirmed fraudulent documents on many properties as more evidence shows up.Some of the names I have confirmed provided or created fraudulent bank statement, operating agreements and forged QCD docs to obtain mortgages illegally then allow them to foreclose.

., great schools, public transit, and a thriving local community.

I pay a % of rent and a tenant placement fee

I am considering a HELOC on one of my rental properties which has a lot of equity (~350k) and a low mortgage rate.

My primary residence, single family home and a large 7 bedroom duplex 

Quote from @Hector Espinosa: Hi @Alex Craig,This would be my first property and as I mentioned before I think numbers looks good but something is causing me trouble is the high crime rate in the area.  

There are a bunch of good choices IMHO.We don't have leather but all our surfaces are super durable because they are higher end sofas and chairs.The 3 main couches are a pair of Basset and a La-Z-Boy.