@Jason Crain The biggest culprit is likely cheap paint.  

My biggest thing right now is education.

As those who posted before me, there is a wealth of information on this site.In addition to that, there are 3 NJ investor meet-ups that I know about and attend as well (where you can network with other NJ investors and get NJ specific information).There is NJRESN that is in Garwood (this is by far the biggest and most well known of the 3).

I think being an owner occupant is the biggest part of getting the best financing possible.

When it comes to finding the value of a property, what are the biggest differences between using comps on the MLS versus looking at the “similar properties” page on the county assessor’s website that shows recent sales in the neighborhood?

Only downside is they don't give multiple policy discounts for rentals.

I think the benefits far out weight the down side..the amount of deals I get yearly from fellow agents that know I am in the bizz far out weight any negative.

As Doug mentioned, there are probably a few issues wrapped into my question but the biggest limiting factor now is having three traditional mortgages that will limit ability for another. 

My biggest issue is capital.

That might be the biggest sticking point in your plan, by far.