There is a company names Hemlane that offers that "light PM" service that may be interesting for you instead of a full blow PM company that may cost 7-10% of revenues.

My reports don’t always ‘kill the deal,’ but they do shine a light on critical information investors may not be getting from their team.

You can go as low as 2.5x in some cases but NJ tends to produce enough traffic/applicants where 3x should be minimum unless property is over priced.

For the duplex, would you consider it to be in a high quality (A), medium (B), or low (C) neighborhood?

I'll throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

We are in a very low tax bracket this year but should be 10% higher in 2025.

I feel like it's a space where great operators can really clean up, since the bar is set really low, in my experience at least.

Rates are usually in the high 8s or low 9s, and you are likely going to pay 3-4 points for these loans. 

During the 2008 financial crash, low paid, low skilled workers were laid off in droves.

(long as loan is paid) By the way, I had this house 2 years at the time and the loan was low interest for that time.