Ryan Dossey you hit the nail on the head.  

The other important things to nail down are, what SW will you use?

-deanNo you're not bitter, you are completely accurate about these areas, I sent you a pm regarding this topic, but it's sad these people can't rise out of their depression is what I like to call it and see the light.Everyone in life deserves a fair chance at happiness.Yeap, hit the nail on the head..

@Jd Martin nailed it on the head with the key benefits he listed. 

Welcome to BP @Andrew Taing@Joseph Scorese and @Fasil Khan hit the nail on the head with what to look for and how to evaluate rental targets in NJ.

The units look pretty standard, they could use some polishing and whatnot.  

who hang their shingle out there I will work in exchange for mentorship.. but of course these folks have no experience so you have to be in training mode. but never know when you can polish up a gem.on stricktly commish basis I think this will be a tough one for you.. unless your a top player and buying numerous deals each week or if its a once a month auction your buying 10 to 30 props at a time.

Its one tool in the belt but not everything is a nail..... 

There are so many facets to investing I would say it's near impossible to nail down one thing for everyone as a reason to buy or not to buy in a city.I have been fortunate to speak to many investors in other states and recently was a keynote speaker in Brisbane Australia on those subject..

Since most of my homes were built  in the 20's & 30's I always hang their pictures for them because you cant nail into the old lathe and plaster.