See, it's not truly about lowest $ down, and actually lowest $-down can be a very bad thing in some instances.

I will go so far to say that the sub-metering was the WRONG choice for us, given the cost, and given that if push came to shove, it would not hold up under scrutiny - by tenants, in a court of law - and therefore by extension, us.

Quote from @Alecia Loveless:In my instance there ended up being other disqualifying issues so I just said no.This.There is often a correlation between these ESA scammers and other things untoward with their situation.EDIT: Not sure why the quote is not showing on my posts.

I can't think of a more extensive network of investors to lean on for advice than BiggerPockets.

I did extensive research on the market and based on purchase prices and rents in the area it seemed like a good investment.

Markets in the Sunbelt—like Birmingham, AL, or Chattanooga, TN, for instance—offer far more favorable rent-to-price ratios, so you’re more likely to find cash-flowing opportunities there than if you constrained yourself to NJ.You also make a good point about the BRRRR approach.

Buyer agent consulting/transaction management time, 10 hours included @ $50/hour: $500 Add 20% to the $1,250 in costs that I’m not anticipating, or $250 (variable costs like Zoom fees for client consultations, for instance).

Or, I’d have to get an extension of the closing date, which kinda defeats the purpose/competitive edge of a cash offer.

Negative cash flow is difficult especially on more extensive tenant turn overs or when dealing with a PIA tenant.  

Once you have a shortlist, sign up for an account with each one and test them extensively to see how they function.