Then they lowered the price to $340,000, a step in the right direction, but not as big a step that I liked. 

I just need to be pointed in the right direction because I get deals in my inbox from people I communicate with all over the country.

These are the best options for finding sellers willing to transact in today's market at cap rates that make sense to the current interest rate environment, in order to capitalize on the upcoming favorable market conditions over the next few years such as spiking rent growth, falling vacancy, and compressing cap rates.Interest Rate ProjectionsLooking at the Federal Reserves Dot Plot, which is released every quarter and is the federal reserves outlook on where they believe the Fed Funds Rate, which does not control fixed-rate financing but does influence it, as well as directly affects floating rate financing, is predicted to be 3% - 3.25% by Year End 2027 (Source), currently sitting at 4.25% - 4.5% today.

I invested it into marketing direct to seller in the Milwaukee WI. 

I did have a under ground contractor not pay his rock bill to the tune of 500k and we got notified and we paid it directly.. 

Of course my nosey self had to go look up your rental property.

Go for it.Just don't sign up with a brokerage that will charge you monthly fees.You sound like you have a lead source through what you do as a firefighter and you should follow your first mind and become a direct source for those people your getting acquainted with and building rapport.

Vrbo and Airbnb do not play around when they see you taking direct bookings from guests who found you through their platforms. 

I want to remain local in NJ or at most drive down 1hr to PA (self-manage or, last resort, hire a PM)However, I must also consider maintaining reserves, a safety net for my primary home, and an emergency fund.It's just hard for a new investor now :(

I use Stessa to self manage 8 properties.