I don't know your market at all, but it's common for neighborhoods next to the hospital to not always feel safe to out of town nurses--- so just know proximity isn't always the main point.

It's in small town so there won't be huge appreciation we are planning to have tour next week.

Highest cashflow of all of them too with the least risk Tenants were blown away at the work in that area of town.

If you have the right location (in town or by the beach) and provide an above average property, you can do well.  

Rent a storage unit in a nearby town, ship all items to storage unit, pay someone to then use the items to furnish the home or make a weekend trip 

I also help out of town LLs with consulting services to stay on top of their properties here. 

North Jersey is very town by town so tough to say more without additional details. 

Is there another part of town with similar numbers, neighborhood, and age of homes?

It seems like each town has its own regulations and limitations.

I have a group chat with my tenants that time stamps all communications, and have handymen, plumbers, HVAC techs, etc. in town that communicate well.