I am about to close on a construction loan and sign a contract with a building contractor and pool contractor (signing under my SSN, not a business entity).

@Sunny Burns I am also currently advertising a Bergen county rental and I did receive a lot of leads through Zillow and Zumper.

I have an above ground pool, about 12000 gallons.

@Mat Poole  For most rentals you will need 20% down unless you are going to be living in part of the home.

The available tenant pool in January is never as strong as any other season of the year (in my area).

Our Project Management fee is a % of the cost of a large project, such as a patio, pool, deck or garage, etc.

You can try services like Rent Range or Rentometer to better pinpoint pricing and from there factor in monthly expenses (you don't want to set it so low that you're operating at a loss, but set it high and you'll price perspective candidates right out of your candidate pool).

A "party" would be at least 3 trash cans full of empty beer and booze bottles , a few guys passed out on the front lawn , empty pizza boxes laying around , maybe some left over clothes around the pool . ( those were the days)

I don’t really have experience with anything less than 3bedroom as I try to attract a larger tenant pool.

Your pool of tenants in a town like that is extremely limited.