We manage 37 doors with that costs us a few dollars per door per month with no surcharge for ACH payments and we get next business day credit for those.  

Because I didnt take the metal to the dump which was 2 tons that would have COST me $200 . 

Flexibility is an important consideration.If you hear 7.5% DSCR rates, that probably has 1%-2% in discount points (up front closing costs to buy the rate down), a 4-5 year PPP, and it probably assumes a perfect rents/payment ratio. 

Also, some concern on the $5.3 million in transaction cost to acquire the property approximately 9% of the deal, obviously there won't be any money set aside for renovations given that the property is only a few months old, so this is all frictional cost to the investor. 

Does anyone have experience in this market, or with this cost-segregation to write off income technique? 

We have used Yardi that turned into Breeze (yuk) and now looking at Real Page that looks great but no cost info yet. 

It's also extremely hard to win with an FHA loan to house hack in NJ because of the competition and the repair issues that won't pass FHA.

Correct, you can't roll repair costs into the loan.

Add in HOA and utilities and misc costs you are probably at $3500 per month to operate, which is $42000 per year. 

Now, I just look for low-cost turnkeys.