So you need to factor travel into your acquisition model if you are buying outside NJ.Good luck, I will be acquiring another 100 to 400 unit deal in 2015 using the same approach I shared above.

I don't do a "turnkey" model.

Or if you buy a duplex, live in one side, and work the deal so the tenant is paying all or most of the mortgage (some circumstance like that).Buying a rental house (or 20) the right way, and renting them out forever is one of the best passive business models I’ve ever experienced.

It sounds like that will fit nicely with my investment model. 

Then some focusing on one or the other.Where do you think is the point when a borrower should consider to Model out of SFR renovation rehab or Cash Flow and move up into small balance Multi Family or Development.Joseph V.

That is fundamental to my business model.  

(I have been scouring Realtor.com religiously for a few months now) Another Idea is to buy a duplex in this same price point that way I have intstant cash flow and We could live in one unit, a luxury I WONT have in the fix and flip model.

Yes ... the higher warranty comes on the better made, albeit more expensive, models.  

It is an awesome business model.  

Sell one or both the propertiesPro's:- Immediate cash out upon the closingCon's:- loss of the "passive" income; loss of an asset(s); totally counter intuitive to the business model, but I will remain open minded to others experiences and advice4.