My main objective for signing up is to learn about real estate investing and specifically multi family.

This is how many turnkey properties are sold (aside from hucksters in NJ), and is the main reason why those properties don't appraise for selling price.  

My main concern would be the vacancy between tenants, and cost associated with a tenant moving out like paint and cleaning.   

I would be very careful commercial in small towns can stay vacant for EVER and a Day.just drive through any small town between Dallas and New mexico.. look down the main street.. nice brick buildings 90% vacant then on the outskirts of town a walmart and the associated fast food joints..the resi might work.. and maybe you change the commerical to cheap storage but put NO value in its cash flow would be my advice unless there is some compelling reason you think those would be leased.. if there was demand they would not be vacant would be my thought

And my main driver an investment is what CoC return is.Now with that said, I have started to look at more investments with a lower CoC (as I have more financial capacity now) and a higher IRR.

My business partner is a real estate agent who is also new to the investing side of real estate, and we are mainly interested in buy-and-hold for multifamily properties in central/south Jersey.

The two main pieces I am missing are the most crucial (deals and financing).I currently can comp/pro forma out deals I find on Zillow, and sometimes the MLS when I have access, but my main worry is financing. 

The MAIN goal is to make at least 100k a year.

@Jared Forman Are you mainly looking for market deals or off market deals?

I would tend to put heavier weight on MF rentals than a SFH lot, building a SFH is riskier than apartments mainly and it typically would increase your income.