Where are the best markets to target in and/or near NJ in 2025?

I have lived in Santa Fe for 5 years and am plugged into the commercial RE market as a full-time investor. 

However, they approach financial health from different angles.The 50% Rule is a quick estimate that suggests operating expenses (excluding mortgage principal and interest) will roughly equal 50% of the property's gross income.The DSCR is a more precise calculation (Net Operating Income / Total Debt Service) that determines if a property generates enough income to cover its debt obligations.Deal example:- Class C middle class neighborhood- 4bd / 2ba single family house- ARV: 190k- Purchase: 105k- Rehab: 35k- Market rent: $1,400-1,525- Section 8: $1,475- Property manager: 10%- Taxes: 125 month- Insurance $1250 yr- HOA: $55 month- purchased and rehabbed with all cash.

Are there better markets or hybrid approaches I should consider (e.g., smaller multifamily properties that accept Section 8 tenants)?

Not sure if I'm doing something wrong but the map here used to shaded in terms of the filter selected (i.e. RTP, Unemployment, etc). Did that stop or is not working for me? 

https://www.biggerpockets.com/markets?

Hey Patrick - we are targeting more sophisticated investors who will appreciate our approach to help them drive NOI margin and make informed buy/sell decisions.  

It's real estate in markets with population growth, it's pretty hard to lose money if you get an inspection and appraisal.

The seller can supply everything they used to market, pictures, ad copy, etc., but they cannot sell their AirBnB account to another person.

I would never let a client purchase in certain areas of my local market....