"Driving the area" using Google Maps I would rank investing there as the same risk profile as investing say New Kensington, Brackenridge, Aliquippa, etc.I am not sure of the economic drivers in that area, on the bright side it's NOT in a flood zone :)

Sherelle – thanks ..there are several versions of the 3 % conventional program…there is one that requires income being below county income limits ( see link below ) and there are also programs that do not have the income limitationThe income limit look up is here - https://homeready-eligibility.fanniemae.com/homeready/Pre-approval is open ended with no expiration date ..we can update data in your file as needed ….credit report does need to be rerun every 4 months …Data needs for pre approval is faitly easy and straightforward ..see checklist 2 most recent bank account statements 2017 2018 W2s 2 most recent paystubs 2016 2017 tax returns ( 2018 when available )Copies of driver licenses Completed loan application and signed initial loan forms I have emailed you the same information too .

I'm a truck driver that currently resides in Norcross right outside of Atlanta.

Ask for a scan of their drivers license if you proceed.Are you sure they are changing employers? 

It’s a great traffic driver for them, and it’s a great lead generator for me.

NJ is a very tough place to loan money from the lender side of things.. foreclosure time lines are for ever.so I don't think your being realistic on what you expect.. but I know Patch of land has done a ton of NJ loans. you can go direct.you need more than 20% cash into the deal.. in most instances in a state that is so tough to work in.credit while important is not the main driver in HML.  

Any improvements can also be mentioned but are not the total driver behind your increased costs. 

I get a drivers license from people renting my VRBO.Have you tried to talk to them on the phone?

Love is the most powerful driver for powerful and positive forward movement while fear keeps us small.

You need at least 3-4 strong economic drivers as well.