I also recommend you looking into other creative financing, as this will help you achieve your goals in your desired timeline. 

I have found a condo in a desirable location in the Austin area. 

But wants no desire to put money in. 

I agree that in NJ the 1-2% rule is almost non-existent, unless you go to some areas that are less desirable for some (Paterson, Irvington, etc).

However, refrigerated air is more desirable out in these parts so if I installed them, I could raise rent $100-150 a month.

Either way, you are attempting to motivate workers based on behavioral manipulation, which will never drive you to receive the results you desire. 

The market right now in Wichita is hot and we have a lot of investors, so most desirable properties for rental or flips are gone within the first few days.

Relatively easy to finance, easy to comp (based on sales, not cap rate), relatively cheap to build, and more desirable to tenants than apartment complexes.

But I understand the desire to segregate a true marketplace scenario from the regular forums.

SF house 3 bed 1 bath Owner asking 155k he’s motivated as it was his parents house I believe 125k is attainable Comps in very desirable Glyndon area (21071 zip) are 250k-300kLot is .4 acreI have pics and a walk thru video I did...