Often times, when you don't have a lot to work with, I find hacking homes to be the easiest.

I go to a REI group an Hour away in North Jersey i will be getting investors from Bergen/Passaic/ Sometimes even into NY Westchester area.I will then go an 1 or hour half south Jersey I will be meeting with investors either in Atlantic County or Mercer County (Trenton) or even into Pennsylvania and the Philadelphia Area.  

PM me an AE address and half way through I shoot you a care package with some new stuff.

.- Total loan amount not to exceed 70% of After Repair Value- Rehab Draws: 50% at half and 50% upon completion- Title held in my LLC.

Currently here in Austin it's really easy to cashflow these properties; of course it won't last forever, but even if my rental income cuts in half (I don't expect anything nearly that drastic), I'll still be able to break even, at least.

When my handyman is available, I make sure I can keep him busy for at least a half day, but a full day if possible.  

At this time, more than half of the homicides in the last 15 months are unsolved.

I might be able to replace the lateral up to the tee, but it would only fix half the problems and it is still under the neighbor's lot.

Full basement, story and a half, with ARV of $139,900.   

Below are the criteria I used, problem is the list I got of 297 properties in the towns I'm targeting in Bergen County but more than half of them are town homes and condos.