I have to second that this market requires a great understanding of the neighbors and even streets.

Don’t call the random agent down the street with the company that advertises on TV.

I think he ended up spending 30-40k for the fire suppression system, windows, and whatever else the city required... and I'm not even sure this is possible anymore, since I think Union City's program is not going on anymore, and, in general, they require showing off-street parking.I'm uncertain if the economics will make sense for you, although I'm not sure what JC may require or how your basement looks now.

All units are 2 bed 1 bath, single story with off street parking. 

All utilities are at the street. 

The city's infrastructure is not the best, streets are awful and every building is old.

How did you decide which neighborhood/street/zip code to start with?

I own a similarly sized 4-plex on the same street two blocks away whose appraisal dropped from 1.674M to 1.434M (14.3%) for 2025. 

We have added parking behind the home on some of our houses or extended the driveway to allow for more off-street parking. 

In some jurisdictions, off street parking can be a requirement.