So choice is staying stock market and making 15%-20% or buying property and MAYBE breaking even. 

Even if you aren't into creative finance, stay away from rough neighborhoods.

I would stay out of really rough areas in expensive cities because those are risky and can be management headaches.

A good example of this is the Springfield Mall just 30 minutes outside of the District, where visitor levels are at pre-pandemic levels and average stay times are higher due to their prioritization of experience-focused retailers according to the CEO of Pennsylvania Real Estate Trust (Source).

At the time of purchase, I knew I might not want to stay indefinitely and at some point to might convert the home to a rental property.

If Inflation goes up to say 8 to 10% at the end of 2025 and stays up for an extended period due to Feds printing cash, you will lose cash value if your rent escalators don't follow it. 

I adjust pricing based on demand, like raising rates during peak season or local events, and lowering them in slower months to stay competitive.

Redlining IMO would only be an issue if @Jimmy O'Connor said to stay away or refuse to do business somewhere; he did not do that, he just pointed out property characteristics.

That is numerator.

In New Jersey, there are numerous brokerages to chose from, and I highly suggest you do a google search and look into 100% virtual real estate brokerages in New Jersey.