This is proving to be difficult.

If you hire a third party, you have a receipt proving the carpet was cleaned.

One thing that makes NJ tough is the high taxes, and this tends to skew the numbers in the BP calculators.

I understand the struggle, this market is a tough one for buyers like yourself (I'm in the market as a buyer right now as well). 

I did try when I did JV’s to include the partner but it was too much and coordinating times for calls etc with attorneys or servicers was too tough

This seems peculiar to me but I am quite new to this and don't know how I can prove that there were water issues before if the tenants that are there now claim that this is the first time they've experienced it in the 1 year they lived there. 

Its tough to be in LE right now. 

I don't think it will be difficult in the short term to refinance if you buy right...but buying right is the tough part right now with the market the way that it is.

It can be tough to come by houses in that price range nowadays.

I would probably just hold it and rent it out (either long term or short term depending on your goals), but its tough to make a decision on your problem without all the info.