Honestly, I've given up on finding cashflow anywhere close to the city due to rates and prices, BUT some other opportunities you may want to consider are:Live in flip - mentioned earlier in this thread, always a solid option in any market.Condo conversions - good money to be made from this and since they're a little trickier than a traditional flip there tends to be more inventory available that would allow for a profit.ADUs - come February 2nd, ADUs are allowed BY RIGHT on any SF property in the state, owner occupied or not.

One question I have is that I have heard that DIY cost segregations tend to be more conservative, meaning a full engineered study would likely return more in deductions.  

They tend to cash flow really well ;) They cash flow well, but the rate of return is dramatically reduced.Assume a house costs $200,000 and rents for $1,500.

Regarding DTI - mortgage industry will alllow around 40%, but tenants tend to pay a higher percentage of their income to rent/housing than homeowners.

Renting out mobile homes can be a great source of cash flow but they’re notorious for being damaged significantly by tenants and tend to need a good bit of repairs before renting out to the next tenant.

I tend to overanalyze things, often leading to inaction, mainly because I have a somewhat pessimistic outlook on the economy and I'm trying to avoid getting overexposed. 

You can go as low as 2.5x in some cases but NJ tends to produce enough traffic/applicants where 3x should be minimum unless property is over priced.

And frankly we tend to over-improve a little bit, because I don't want to touch a house again in the next decade or two.

With growing Latino population that tends to have a lot bigger family, I am not worried about finding guests.

While it appears many rookie investors tend to struggle to hit the ground running due to lack of capital / financing, I have the opposite problem.