I suspect the jobs market and economic data is going to come to light after the election which will show the economy is not as good as we thought and potentially provide a little more relief on interest rates.

If you are trying to invest close to where you live, that makes sense, but a 4-family in those areas is going to run well North of $1m, depending on the neighborhood and you don't want to bite off that much on a first investment.

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@Ashley Guerra - I live and invest outside of Philadelphia, so I can't comment on your specific markets in central and south Jersey, but can provide my perspective on things to think about to help your decision.1) I would consider speaking to 3-5 people/investors in each market you are considering (central and south Jersey) to listen to their thoughts on pros/cons of the area and how they invest.

Property is cash flowing well under my HELOC, and I don't really need my money back from my HELOC until next year when i will buy another property.

Well they are likely going to tie up the property with a lease, contract or both. 

Most contracts are 30-days which should not be a problem to close on time even if you reach out to a lender a few days after getting the contract.Most lenders will provide 100% of the rehab funds, but they are not provided up front as they are released in draws.

It those prices, I got 2 of them was able to cash flow very well.

I think BRRRR can still work really well under 2 conditions: 1) you have another substantial source of income and your capital is somewhat renewable (I don't) or 2) you're willing to compromise on your target areas and move to secondary, tertiary, or out of state markets (I am not) or 3)  you're very lucky and/or skilled at acquisitions (I am from time to time).  

Those are the main issues I have been seeing across owners as well as reviews.