Also was hoping to get some recommendations for investment-focused real estate agents that cover Morris County and Essex County.

However, in the big picture, 5-6 percent is still very cheap money. 

Pictures: https://drive.google.com/folderview?

If the landlord's already owed $500 from the security (say 2 months into a 12 month lease), that may not leave much more security to cover all future damages/unpaid rent/cleaning fees/etc. at move-out.

After negotiations, the seller just submitted his final over.Heres the deal:$154,900 purchase price and seller agreed to cover all closing costs.Monthly expensesMortgage: $840Taxes: $50Insurance: $225Flood insurance: $60Vacancy of 5%: $107Cap Ex: $172Total monthly expenses: $1454All 4 units generate $21503 units rented out with me in the 4th generate $16251st year cashflow: $171/monthAfter I move out and can rent out the 4th unit cashflow: $696/monthWhat do you guys think?

He was used to a 1 1/2 page contract that covered "everything" (but really didn't).

The original plan was for the tenant's side to pay 100% of the mortgage / taxes / insurance / PMI, while I cover trash and water for both sides. 

You'd certainly want to have an umbrella policy in place, in case your business insurance policy doesn't cover everything.- You mentioned mobile bathrooms (hopefully not port-a-johns). 

Rent covers a lot of different expenses that new LL's don't see going in, then try to recoup from tenants. 

Is the home owners insurance covering the cost?