Nowhere specifically just mentioning south jersey because that's where I live.

Like you said, @Jay Hinrichs, there's a lot of low value properties in certain areas here, specifically Milwaukee county, but the suburban areas could be a gold mine for an agent, and I know several that do very well.And these are both cash strategies for me, where my money will go as soon as I'm making it is into rental properties, and I currently have different savings categories, with one being the down payment for a first property (assuming I don't find a convenient sub2 or seller finance before that).Thanks again everyone, and happy investing!

However, it only works in very specific circumstances under very specific conditions.  

what gave you found is the best way to find specific GC's.

I can provide more specific info into how the numbers will work for me if needed.Any tips, info, warnings, or other things I should know?

If you're having problems with a specific lender saying it's impossible or can't be done, that means that either a) the lender doesn't keep up on guidelines, or b) they have overlays.

PM me if you'd like more information and I can discuss the area, specific properties.  

If you are not already using software specific for property management, you most likely will someday (because traditional or manual accounting is a terrible time sink for landlords).

Or should I search that in a specific forum?

Specifically the Ft.