While the Fed looks to continue their trajectory of cutting short term rates, I suspect the mid and long points of the yield curve (particularly the 10 year, which is what most mortgages go off of) will stay elevated. 10 Yr treasury today is 4.4%, but if it goes up to 5% or 6%, your mortgage will likely be in the 8% or higher level, which then hits CF even more.  

As stated, most lenders will require some level of capital and will want you to show collateral.   

The City of Montgomery is the Capital of Alabama with a robust economic environment that has produced multiple awards of excellence at the Chamber of Commerce level.

Jersey City is hot right now but like I tell my clients the majority of the time I can find them deals that make more sense in Essex County but that depends on the client and what their needs are along with their comfort level. 

If there is "still contamination" at any level, I would be concerned about that and pass on the deal no matter what.

A mentor can accelerate your growth, no matter what level you're currently at.

Experience level of the team.

Little Rock and OKC are the capitals of each state so there's a ton of government jobs that provide a strong level of security because we all know those jobs aren't going anywhere.

Depending on your level or preference of analysis, data and their providers are incredibly important and difficult to obtain when it comes to real estate underwriting.

Long story short if you are committed to house hacking the sky is the limits and there is endless possibility, it really comes down to your comfort level and where exactly you need to be in New Jersey.