It was also difficult to assess the heating situation after repairs since tenant refused to provide key to access unit for repairs and/emergencies, citing “privacy and safety” concerns.

Avoid any self-help eviction tactics like changing locks.Maintenance: As a landlord, you’re responsible for ensuring the property meets basic health and safety standards, including working plumbing, heating, and electrical systems.Inspections: While there are no mandatory inspections required before renting, your property should comply with building codes.

I want to remain local in NJ or at most drive down 1hr to PA (self-manage or, last resort, hire a PM)However, I must also consider maintaining reserves, a safety net for my primary home, and an emergency fund.It's just hard for a new investor now :(

Whatever they ask from you as a safety net, do a bit more.

Not sexy as Lexington but bank account is the ultimate measure of success

This isn't easy to measure directly.

Look at things like safety, schools, local amenities, and the overall vibe.

I’d like to know if there is any measure or strategy I can do beyond that.

So in that a much lower rate of return is acceptable given the safety and certainty level of things. 

Whatever the option is, you should discuss it, and pencil it out so that you know you have a pivot option as a safety net for your adventures in Real Estate!