These properties are often under performing and difficult for the owner to refinance or sell, providing a cost basis including capex that is well below the going rate for garden style multi-family.

Specifically, I'm looking for a 3 flat built in the 60's that has 2 - 3 bedroom units with 1.5 baths and ideally a 2 bedroom garden unit and my budget is 450k but my mind is open to ideas.

You could manage the gardener and just past the fee onto the tenants.

I feel like taxes are too high here in the Garden State.

Maybe if you do that, get the carpets cleaned and maybe a fresh coat of paint will do it.

When their lease comes up, I don't let them renew and start with a fresh tenant.If it's attracting pests, interefering with neighbors, or causing damage to the home, they are given a verbal and written warning with specific instructions for cleaning, a deadline, and a scheduled follow-up inspection to confirm compliance.

The previous homeowner had decided to take a job elsewhere and start his life fresh and really didn't want to deal with listing the home or cleaning it out How did you finance this deal?

I really want my units to have a modern and fresh appearance washer, dryer, dishwasher etc...

I'm constantly rotating my lists to keep them fresh.

I know I lean in the direction of starting fresh and vetting our own tenants.