NJ investor myself - happy to help you navigate these unique waters! 

A fresh coat of paint in a modern neutral color and updated lighting can really elevate those spaces.Adding a deck or patio can be a great way to increase usable living space and boost value.

However I have had to replace some major appliances recently which had put my in the defecate and added to my motivation to sell (Hot water heater, two refrigerates and a washer/dryer).

John Yes, that is precisely why I think it is overrated with respect to cashflow, it is very difficult to find a property that will leave you above water after doing the numbers.

However I have had to replace some major appliances recently which had put my in the defecate and added to my motivation to sell (Hot water heater, two refrigerates and a washer/dryer).

Water - landlord plays in JC heights typically.

We dug a little deeper and found out the city had a timeline to expand water and sewer services within 18 months.

My units don't come with refrigerators but for $25 a month more I will supply a basic unit.  19 cubic foot, no icemaker, no water in door, etc.

What water source is in that area?

All of that culminates to high 20% occupancy; up to mid-30s - if you are on water or if you are nearby skiing (<10min).