Good afternoon Kyle.I live in Burlington County NJ, right near where Monmouth and Ocean come together.I became a broker because when I got involved in investing over 10 years ago the gurus said you needed a good realtor on your team.I decided if that was such an important component, why not just become one.So while I am happy whenever I do a retail real estate transaction, my bigger objective is to work for myself and with other investors building a portfolio.Residential real estate is great for some agents, and it is important to stay involved with it to know what a home buyer wants, but for me there are too many emotions involved.Investment property is a business.It can be approached rationally, and the numbers either work or they don’t.There are many posts on Bigger Pockets stating the pros and cons of local vs long distance investing.I personally invest in areas that I know and can visit.If I were you I would not be discouraged about investing in Monmouth.You may need to use more of the creative financing techniques.

Don't try the shortcuts some people recommend, you'd be much better off building your real estate investments in a sane and rational way- in other words, get rich slowly.

You always present a rational justification for your thinking.

@Susan Perry   everyone has a personal opinion on debt.. and if you don't like debt don't go into debt.. especially as we age... and it depends on how much cash you have, I have to assume your not spending your last liquid cent on this place.. people that are much younger or starting out and want to build empires they need debt no two ways about it.I had two very wealthy partners last decade  1. old school ( owned a bunch of garbage companies and recycle centers.) and he had zero debt.. and it was funny listening to people try to rationalize why he should take on debt.2.

Many times people will admit to irrational reasons (that's what I owe, that's how much money I need, that's just what I want for it, etc) but for most people, emotional decisions will beat out their rational mind.

Their emotions are raw, and they are not always going to act or behave in a rational manner.

You can't force a market just because it's close to you...if it stinks, it stinks, and no rationalization of numbers will fix it.The numbers don't lie...so don't argue with them...you lose every time.

Sounds to me like the BF is rational thinking individual and would be up for it.

They have invested a tremendous amount of money in you and you are repaying them by taking what they are paying you and not working for them during the time that you are focused on something else.Trying to rationalize it is useless. 

There's a lot of desperation and rationalizing out there; and also a lot of one-time flippers.Note as well, that if you zero out the financing costs, per Tim Gordon above, and pay 80% of the ARV for Costa Mesa, you are lucky to come out even.