This strategy identifies components of the property that can be depreciated over shorter timeframes (e.g., 5, 7, or 15 years instead of the standard 27.5 or 39 years).

Do you invest locally in Nj, or have you worked in other markets as well? 

The property is unique so you would do well with families who also need to WFH so insurance displacement would be ideal.

These typically cost money.Direct contact: In some cases, you may be able to contact the owner directly by knocking on the door and speaking with them.

Any tips for a first time investor would be greatly appreciated.

I might be interested in a good recommendation for a partner as well. 

This would be purchased as a primary home and then probably turn into a secondary home as their job would probably require a move over the years.

Dewald: Some other good zips are 63074, 63042, 63044 - great for long term rentals.There are good areas in south city left as well :-)I see more and more issues with municipalities like Berkeley, Pagedale where they want to narrow down the amount of rentals within a neighborhood and require homeowners to occupy and won't give out occupancy for rentals.Let me know if you've got any questions. 

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

I know this might be hard to follow but hope it makes sense!