I just bought a house, did some light rehab work, and have had it rented out for about 4 years.  

Also if somebody from north Jersey has experience with, and can shed some light on, what numbers could be expected at closing along with what operational expenses would look like in the first month, it would be greatly appreciated.

A light lipstick remodel to get that top dollar.I just want all of you to broaden your vision as I know many people think they are looking for the ugliest house, but can't get a deal on it so they never even do a deal. 

I am 23 years old and own and operate a landscaping company.

There is a reason successful people use professionals.Lastly, I'd say to those who never talked to a professional probably don't see the light and believe the cost to engage a professional is too much.

Waiting for the light bulb in 5...4...3...2... :)

Like I said, with CAP rates at 1 or 2 and prices of these buildings near or above $1M, are lightly educated investors following a term well appreciated by people who truly understand investing?

I have often used only one agent to incentivize them to present my offer in a favorable light (it is amazing what an extra couple grand in commission will encourage some people to do) but when doing so I divulged nothing to that agent that I would not have been comfortable telling the seller directly.

It seems like Brewerytown, Germantown, Olde Richmond, Strawberry Mansion and similar could be good fits.Price Point - around 120k, there's some flexibility here.Rehab - Cosmetic changes and light rehab is ok.  

Hmm;  One of my three evictions broke every light fixture in the unit - - Do you really think that was a matter that needed disclosure?