I like the incubator space a lot but I don't see that as a good fit for blue-collar businesses. 

Renting to blue collars with spotty credit is usually much more profitable.

During the process of them moving out, i found out a few things that they left in the apartment. 1. keys were all not given correctly, 2. walls painted in orange, blue and green colors, holes in living room, and hallways, toilet clogged with rent receipts, garbage everywhere especially in 2 rooms, and so forth.

What are the ratio of blue collar Vs white collar, is it nearby to school/colleges, amenities, etc.

I have some ocean front property in Arizona, would you buy it sight unseen? 

It seems as though I am heavily interested in Rental properties and would like to pick peoples brains on how it can be done successfully in the Ocean County area of NJ.

Not fair to high tax blue states, but most won't be paying 'more' in the end. 

Do you use The Blue Book for Builders?

I live in NJ and have be going to the Ocean County Sheriff sale over the past few weeks and have spoken to different people on the topic and still don't have a clear path with this RE model. 

your blue sky proforma is just that blue sky... those properties are priced for risk.