A little background, I own about 9.4 acres in Hermitage, PA where I house hacked the property.

(i.e. have RE prices increased in the area, is there room for additional appreciation, how is the STR and LT rental market, any new housing or commercial developments?

Still, some exist so keep your wallet at home for these.

May require permtis and consultants depending on the scope $70-$100 per sq ftStuds out/Addition: This involves taking the existing house down to the framing.

Additionally, my renovations are full guts anymore, which helps limit some competition and allows me to push the ARVs relative to other houses for sale in the neighborhoods.Admittedly, this doesn't necessarily create substantially more deal flow.  

I am somewhat concerned about the current housing market.

My purchasing power can afford me a house down there and I also work in South Jersey (Cherry Hill) and live in central jersey.

We have our house rules mentioned in our listing, as well that the guests must sign a rental agreement also.Knock on wood, so far no issues.Mike

Have you considered house hacking? 

Both larger 5 bed houses near BSU.