I know that much of it is based on personal risk tolerance but any advice would be greatly appreciated. 

OBX is a great place, but it will take a very long time to be cash positive based on its current pricing, management fees and the short season.We were going to also use it during offseason but its just a pain to get too.

My wife's even planning to camp out there for a couple of weeks to make sure things get done right as we are based out of NJ, so time's of the essence.

They may be able to give you some input and feedback based on their experience. 

Everyone has opinions but some are not based in reality.If you are not providing significant services, like daily cleaning, on site chef for meals, custom tours etc. you should be filing on a schedule E. https://theshorttermshop.com/is-short-term-rental-schedule-e...

That is, these returns are projections, based on our analyses and best guesses, but they aren’t guaranteed, and there’s always risk associated with any investment.

The targeted distributions with DSTs are based on the original investment amount.

PMCs have to deal with what you buy on a daily basis, agents are transaction based.3) Many OOS investors are buying in the Midwest due to attractive entry numbers.

Landlords in NJ are required to have their rental properties built prior to 1978 inspected for lead based paint  by July 22, 2024 per a Phil Murphy signed law in 2021. 

But it is a risk-based approach.