So if it's really not an area that attracts singles/couples I might pass... but of course it all depends on what you could get it for.

Ultimately, this makes point 2 above more attractive since there are no requirements for reinvestment.

I live in NJ and think it would be a good amenity to attract tenants.

If you have a good credit history and 25% cash down and sufficient income obtaining conventional financing for up to four houses is actually very easy.If you don't have the above requirements, then you scramble to put together any deal until you have proven success and proven track record with which to attract private financing partners.Hard money borrowing eliminates many otherwise profitable transactions since the profitability needs to be much higher to pay the hard money rates.The hurdle with conventional financing is about 5%.  

How do I make myself attractive to hard money lenders if this is your first real estate flip, rehab, or long term property?

If there are attractions nearby that helps .

When trying to establish terms with a seller consider what would be attractive to him.

This insurance now stays for the life of the loan - it used to be removed once you had 20% equity, so FHA loans are not as attractive anymore.

The house was on the market for 500 days, not a short sale or a foreclosure.SO - how much more attractive in quantitative terms are cash offers?

The sec8 voucher holders act as if their "**** don't stink" and are difficult to attract and get due to the competition from other landlords.