Aside from that, I live in HTP and never feel in danger at any time of the day.

Hard money lenders tend to work much more quickly and have fewer hoops to jump through but will usually charge higher interest rates and fees.  

Low income/D level properties----Most of the time I hear that these kind of properties cash flow really well but their is more danger involved.

So if you the other four units, all of which would be Airbnb rentals, there are fewer possible people to turn you in.

Could be dangerous.

Those rules of thumb are lazy, sloppy ways to try to shortcut around actual thought and analysis and can be very dangerous as result IMHO.

Personally,I would be prepared in this situation with a rental moving truck from U-haul and an offer to take their crap to any new place they found to live or a storage unit rental in case they are going to be homeless till they get their act together.Pay for the first months rent on the storage unit and the truck.It is well worth the minor expenses compared to them destroying the interior of the home you were trying to save.I sure as hell wouldn't want to meet with them alone days later after kicking them to the curb with no place to go.That's a dangerous system they have there.

Jersey City heights has gotten quite expensive in my opinion and, as a result, there may be fewer good deals, but you're surrounded by a lot of pretty attractive areas to start investing in: deeper into Jersey City, Union City, North Bergen, and basically the rest of Hudson County.

It is really dangerous to take a "my market goes up 9.5% per year" approach to arriving at a future net proceeds.

The particular example at 115k is a 4-plex, so monthly rent is 450-500 a unit which is market for the area.Also, the city in general is very low crime, so even the low income or distressed parts of town are not particularly violent/dangerous.