Look hard to find good deals in your market and if you do not cut a any corners you will be fine.There is a few things you need to do before you get started with investing.  

They don't qualify for much of any government assistance because they are just above most limits where these benefits are cut off. 

@Scott Taylor, cut losses and move on.

Just removing old plaster doesn't cut the mustard.

If you cannot control yourself, cut up the credit cards and use cash. 

I looked up the union city tenant law chapter 334, rent stabilization as well as all the posts in BP, but it was not clear about above questions where as other cities have more clear cut guidelines.

and costing more than I anticipated (ie, cutting into those future investment funds).

Planning is great - I never was good at that - words are easy to put down on paper - other people's ideas are fun to experiment with and can make someone new in this business feel good for awhile I guess.Over 40 years ago I can recall as if it were yesterday - I was where many of the new folks on this site are today - I was motivated to make money in real estate - had a giant desire to create a little success (the low pay awful job I had, and a jerk for a boss just wasn't cutting it  - but I had motivation - i discovered quickly that it takes more than motivation to pay the bills.So this one seminar I took the guru said "set a goal, build your team and find a mentor".OK - I set a goal to get rich in real estate - to buy one house a month and to quit my job.

Perhaps you're not cut out for what you're doing.

How big of a cut does Air bnb take from the $180/night?