There's a thing in games/sports called "Fancy Play Syndrome" where competitors feel the need to take a complex route to their objective, when a simple route would work just as well if not better.

I'd suggest you call those who will be your competitors to get a gauge on it.Are there any zoning requirements when installing a small office on the lot?

There has a bunch of new members in New Jersey so, depending on what you choose, your competitors might be your friend.  

This confirms my thought that spending a little extra, especially when you get a great deal, is a good idea that sets my properties apart from my competitors in the area.

I've also bid and lost on several deals (cash buyers are tough competitors).I'm obviously patient and will not get into a purchase unless it's a screaming deal, but am also frustrated that perhaps my expectations are a little too high.Friends who own several properties say patience will pay off sooner or later, as they regret all the deals where they compromised on price and paid too much for a property.

In the process, they would spend more time and effort than if they were to just do it themselves, and they'd also be creating a potential competitor in their market by teaching you.And in return for them doing extra work and risking future profits, you want them to give you 50-60% of the profits...Does that really sound reasonable to you?

Some might be competitors, but at the same time they can't buy them all.

For property management you builduim competitor like Appfolio Realpage bought them.

Trust me your competitors are giving up after their first 30-60 days. 

I found www.reivault.com but I would be interested in knowing/researching if they have any competitors who do the same thing.