You’d have to look all the way to Nevada to have no state income tax, lower property taxes and insurance, no weather related issues and a young property base.

One thing I didn't see on your spreadsheet is water resistance vs water proof.

My assumption is that people will always need a place to live, but perhaps if the city is dying I won't be able to raise rent yearly) Being from Miami I also have no clue about how winter weather affects the home.Thank you so much!

Have your contractor rip out the rotting window trim and install PVC trim instead. its paintable and will resist future moisture.

I'm resisting starting over. 

I own multiple rentals in Elizabeth, NJ but I was just offered a property in Harrison, NJ, I am not familiar with the area so I am looking on some insights on the area weather its worth investing in or not, especially that properties seem more expensive than Elizabeth.

Looks pretty simple to accomplish with RC Channel and 5/8 fire-rated sheetrock.USG Fire-Resistant Assemblies Catalog (English) - SA100

Mine just says, Tenant agrees to maintain indoor temperature of unit at no less than 58 degrees during the entire period of outdoor cold weather, including during Tenant absences of any length.

Hey @Jordan Schneider - you should look up meetups on EventBrite and Meetup - there's multiple happening every week, especially as the weather gets warmer. 

Quality of tenants, the area, weather, property management, contractors etc...