Throughout the years carriers change their appetite and risk tolerance.

Closing costs in the $6k range which I thought was excessive.

My company has returned annual net returns in excess of 20% for our passive investors over the last 6 years by investing in the markets I mentioned above, taking a boots to the ground approach, and utilizing a team that has billions of $ in real estate transnational experience. 

., my understanding is that the Vancouver Realtors who were really up to shady stuff, were assigning deals which had been entered into in bad faith, and without full disclosure to the sellers, than: 1- The Realtor stood to benefit in excess of his/her commission; 2- The Seller had the right (and should have been encouraged) to have his/her own Real Estate representation before entering into a deal.

The cost of entitlement could easily be in excess of 30k depending on what you propose to build. 

I don't know about NJ but that seems excessive to me.

They were in the range of $4500 a month for houses in excess of $900,000, when houses in the $700,000 range were renting for $3800-4000/month.

Hoarders, sewer back ups, excessive cats, crack houses, and on and on.  

If you're not equipped to deal with this, then you might consider taking the hit and unloading the property.Since you apparently have several thousand dollars a month in excess income, however, this doesn't sound like it would apply to you. if that's right, then I think your only real question is, will this property appreciate any time soon?

I file eviction on 7th if not paid.If you charge a per day late fee and they pay on the 28th of the month, some judges may find this excessive for late fee.If fee was $5 per day x 23 days late = $115 late fee.