If anything its more likely that you’ll encounter an increase in repair costs, not vacancy.I self manage a few of my low maintenance single families, and they are by far the least headache.

A local sheriff recently mentioned to me that when writing new lease agreements I should include that the new tenant is not covered under the "California Friendly Tenant Law" this is the first time I've heard of it and am unable to find any search results on google... has anyone encountered a law like this or is there anyone that includes a mandatory lease addendum with their new contracts?

I'm small fries, own a plumbing company and am capable of handling 98% of problems i encounter. 

Sticker price isn't everything.

Currently it is a very advantageous time to sell most types of homes and it seems like a “miss” to not increase the rents AND miss this potential opportunity to sell.I would look to increase the rent at least 10% for the next term (probably not more than that because the sticker shock will be jolting).  

If you mean the former, what challenges have you encountered.

So, if a person cannot do real estate math they should not be investing in any type of real estate.The second problem I encounter is the brokers and real estate agents know real estate laws, but most of them cannot do real estate math for investing.

But there is no mentioning in the seller's disclosure.Has anyone encountered similar issue before? 

Has anyone else in New Jersey encountered this issue?

Because it takes repetition for people to remember things and you have to be top-of-mind when they encounter a potential client for you!