However since the purchase is high, mortgage on a 7.12% interest rate for 30yr rate plus HO insurance etc is about $4300 a month. should I follow that 25% rule or not.

I did a quick search in your general area and found this listing in Lambertville (not right next door for you):https://www.redfin.com/NJ/Lambertville/92-Swan-St-08530/home...Take note that they bought it for $197,000 in January and now have it listed for $499,000 - which might be kind of high, but gives you an idea of what a flip looks like in your area.

Exterior/Interior Paint, fixtures, etc.These buildings were constructed in the 1960s with steel pipes and much of the plumbing has been replaced as needed including new supply lines in the ground and new sewer pipes under the slabs.Ongoing maintenance costs have been pretty consistently high on this project, but the rise in rent over the holding time has been a saving grace.

Overall, the combination of a thriving economy, vibrant downtown, and natural amenities makes Greenville a highly desirable place to live, driving up demand for housing and contributing to its sustained growth.Could the Upstate of South Carolina be the place for you to invest?

Since then I came across Grant Kemp & Dan Diaz and they've solidified my Sub2 & OF skills.Learning from a mentor hands on it the best way but if you can't find one I highly recommend Grant and Dan's course and that you follow them on FB & Youtube.GL and Best Wishes,Chavel

zonesage.com is a quality option.

Sales prices are extremely high, rates are high, and rents haven't caught up.

I'm a fast learner and highly motivated to soak up all the knowledge I can. 

I would just hire a quality general contractor, for example we have weekly updates via company cam photo and video documentation.

I am not in LA, but since it has been two days with no local answers for you, I have some tipsWhat you want is a high volume landlord tenant attorney.