A bird in the hand is worth two in the bush, that's always true.

On the other hand, private lender investors, like an "Uncle Joe" type, lend money on a more personal and flexible basis, often with less formal terms that can be easily negotiated.

If you need any help or have someone more hands on and local, please reach out! 

Lease should also state that the tenant be in compliant with HOA rules and be provided that document as well to have on hand of the HOA bylaws, rules and regulations, so that if they do have an HOA violation, they be charged that fee and correct the violation [when it's their fault].

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On the one hand, the mentor courses / boot camps / common advice (including many here on BP) is to just set up an LLC but when I've discussed it with professionals, they argue against it.

No way, if told me before hand I'd have said "no way that will happen". 

FYI - A handful of sellers require buyers to board their new note with a servicing company.

I have all the funds at hand for at least one property, yet I'm confused between the various choice options including Jersey City, Newark, Union County, Bayonne, Camden etc.

Read the book on STR by Avery and most recommend DYI if you are tech savvy and can be hands on.