Study the market.

I do not have 5 layers of management that make my rates higher, no lender I work with pays for my office space, licensing, benefits, marketing department, compliance department.... 

Does anybody invest in his market and if so what is the spring and summer like?

Are they off market or on MLS? 

When looking at properties in other cities, I usually start by researching market trends like price-to-rent ratios, crime rates, and growth potential.

For funding, explore options like FHA loans, personal savings, or creative financing, and focus on New Jersey markets that align with your goals, such as Newark for rentals or commuter towns for house hacking.

I’m new to REI and plan to invest locally in the Houston market.

The newest outdoor is still advertising 1st month free as they haven't filled up, and I spoke with the climate controlled owner/builder yesterday (he's a pretty big REI in the area), and he made it sound like he hadn't leased a single climate controlled unit since they opened a few weeks ago.I recently purchased a 140x45 warehouse with low ceilings and had debated doing self storage, but my market seems very saturated.

We are in all of those markets you mentioned and can help streamline the process for you.You can also click on my website link in my bio to schedule a call! 

To look at it from the other side, as a private money lender in my local market I need someone to find me the deals.