However, in every case, the judge seemed to listen to both sides and reached the same conclusion I would have had I been in her shoes. 

Your conclusions are almost correct.

The conclusion for me was clear that multifamily is the best way to go in Hudson County.

The property has to be purchasable at that price, or you don't do that deal.I know it seems like semantics because, yes, you can rearrange the formula but if you have the foregone conclusion of what the purchase price is, you could be tempted to fudge repairs or choose slightly better comps to make it work, but if the comps and repairs are figured out objectively, then you can't argue with the MAO.Hope you follow my thinking.  

@Thorney Gibson - it looks like you have already posted your (wise) conclusion.

I have been crunching numbers now for several days on hypothetical properties based on prices in my neighborhood and came to interesting conclusions regarding the 2% rule which I would love to share and see what BP pros think.

How do you come to these conclusions and who can you ask for a better idea? 

Hello BP family,I have tested out multiple marketing streams within the Phoenix market, yet haven't conclusively found the outlets I'd like to put most of my attention into.I am aware that bandit signs, direct mail, and internet marketing can be some of the most powerful- however I am also aware that nuances and niches can come up and allow investors to make money/capitalize on unconventional marketing outlets.My question for you is as follows- Have you found a marketing stream that has brought you surprising results within the Phoenix market or even out-of-state?

But wait there are others sites with the same problems too..so this leads into the conclusion..

What evidence do you have that leads you to this conclusion?