It def has a long way to go, but something is in the air..it is def rough still, but ive been able to get a 4 digit rental sum for just 1 of the rooms so far from the 6beds i am renting. maybe idk what im talking about but i was first considering newark, as it is even cheaper but its so big and the ironbound section is pricy now, and its still so far out. in greenville a nice big 2 family w garden, brand new central AC, parking etc under 300-400k while union city is now 700-800k and then hoboken/JC downtown is millions.

All that being said, the much simpler and cheaper option as Alex pointed out, would be to just open another regular bank account for all property investment purposes. 

Thinking about individual mortgage on the vacation rental to have longer terms, cheaper interest rate, and a lower payment than a portfolio loan but would take both of us to qualify for the new loan.

One advantage is bank financing is easier, cheaper, and requires a much lower down payment for an "owner occupied" property as opposed to a "non owner occupied property. 

O normally use Geisel and they are awesome but Fairview was $800 cheaper on a dry box swap out so hopefully I'm not just getting what I pay for.

Chances are they can probably remedy the situation cheaper than you can, and it is possible that they could prove themselves not liable.

Investments in the Hudson valley seem to be a little cheaper than Long Island.

You always want to get it cheaper, but you can also bid yourself out of deal after deal doing that.  

I probably could have got it cheaper but I was able to take advantage of a ygrene energy loan for the project by going through the installer I used so I was only out of pocket $700 for the project and the rest gets paid back on the tax bill for the property.  

It's just cheaper so companies are moving there and creating new jobs.