We are not in a normal world.

I have about $4000k left on my car loan and I have some student loans which both of these do have some impact on qualifying for loans.

Look into crime maps, and do the old fashioned thing of getting in a car and driving the market if it's not in your back yard.

You are likely overpaying by $5,000.Broker fee of $3,000 and Processing Fees of $2,000 seem out of place...but then again, i never used a broker to get a loan so I am not sure about that.If the broker was able to get you an interest rate or loan product that you wouldn't be able to find on the open market...its high, but likely fair.if you are getting a loan product that you could have gotten by going to a normal bank...seems high and unnecessary. 

Labor is cheaper down there, USD $2.50 per hour, which is normal rate. 

Contractors, unless you have a working relationship with them, normally do not want you bouncing ideas off them.Understand what their hourly rate is, have a discussion with them that you are okay with paying them an hourly rate if they walk the property with you and provide you a scope of work along with an explanation of what you can/can't get away with in regards to improvements.ask them if you go with them, if they can credit you the amount that you paid.Once you develop a working relationship with a few contractors, you can bounce ideas off them and expect quality responses.I do not invest in New York.Best of luck. 

Or maybe you finally want to purchase a multi-family complex / self-storage facility / car wash, etc.

We actually just had several go in on Livingston ave on the west side where I'd not normally think would be desirable, but they look great and really brought the block up.So I'm a huge fan personally from seeing them go up in my own area.  

Their debts would include not just car payments, student loans, and credit card payments but also things like child support paid.

@Frank Pyle yeah, this is pretty normal and the type of home you use isn't of consequence.