The cost to entry is lower than my local market and the rental market should remain fairly stable because of the base nearby. 

I live in Somerset County and I think this area it's a good starting point because the Rutgers University is nearby.

Attend the neighborhood A-rated schools near-by or it is just a short drive to the national and state highly ranked Pine View School for the Gifted.

I knew there’d be a walking path directly into RiNo soon, the highway would be placed underground with a park on top and that a nearby complex was undergoing a billion dollar renovation.

Show the Appraiser other houses nearby that sold for $x that are in almost an identical state to yours. 

Location- is important to attract tenants (i.e. good for commuting, close to cafes/restos/grocery stores/offices, public transit options nearby, etc) and also determines the types of tenants you'll get. 4.

The guys I knew stockpiling money 5-7-years ago missed a marked that would have doubled their wealth...and this is a super specific location-based question...real estate prices rose in many MSA during the last recession (2009)...it's not that easy to predict how a market will react.

If I were you, I would find similar rental properties nearby, and ask what they charge for rent.

Rent in this area is high priced and options for SF houses that allow pets are limited, other rentals nearby, location, fenced yard so we could offer pet friendly rental.

What amenities are nearby?