$1200 for a 2 bedroom is what they are getting for apartments with a pool, workout room, on-site property manager in good areas.

Meeting up for a drink after work with a girlfriend, my gym workouts, date night at our favorite spot with my husband, etc. 

Do you have a handyman on staff for simple fixes, are are you contracting that work out every single time? 

This will vary by state and I hear NJ has some crazy property tax rules, so you may be correct, but I still would double-check that number.Other than that, your post-refi numbers look good, and your rehab time seems short, but if you're sure it will only take a month I don't see a reason to change that.If the numbers work out after making the adjustments, this might be worth pursuing.Good luck!

My tenants want a water softener and I'm going to work out a deal where they will pay the monthly financing for the system if I pay the downpayment and the installation fee.

@Gohar Shafiq this seems like it's going to work out big time for you.

They will either reach out to you and work out a payment plan, or - 2. 

And did it work out?

Ideally, would like someone who can do everything for a reasonable flat price or package, barring any work out of the ordinary.Need help with drafting a purchase agreement, tease apart the NN lease and environmental studies, and facilitate closing etc.

Keep us posted, interested to hear how things work out.