I guess it's just too many factors to consider and it easy to get overwhelmed and cannot get accurate info and estimation when I conduct analysis (ex. property tax rate, insurance, maintenance fee, rent, repair, closing cost, etc.) 

Factor in carrying costs (utilities, taxes, insurance).2.

Those are some factors that will determine your returns.

Does size of mortgage paydown become a factor here?

An LLC is potentially one minor factor that might contribute to the evidence that you are running your rental activity as a trade or business, but it's definitely not required that you have an LLC to qualify.

@Tanya F.Whether there are dues is really not the deciding factor in whether the REIA is worth while or not. 

If your goal is passive income, it's not going to be in New Jersey when you factor in cost to purchase, management costs, and rent to price ratio, but what you can get is steady appreciation.

And just so you know, here are some of the factors an agent will look at to figure that out:Market Conditions: If the market is slower, going all in on staging can make your home look move-in ready and attractive to buyers who may otherwise be hesitant.

The popcorn machine is nice, but not something that will be a deciding factor in bookings. 

The important factors of a consolidation exchange are the reinvestment requirements and the time frame requirements.