I paid for a cleaning crew prior to her moving in, and then she hired another one to clean my clean SFR. 

After I found out about it, I couldn't show the house to prospective tenants until the tenant came back and cleaned the bathroom.

It also helps to have someone local that knows people that can handle the cleaning and maintenance/repairs.

Once both air bnbs are up and running I am calculating about 1700 a month for all fee, bills, utilities, management and cleaning.

I informed her that new tenants were coming in the following day and it needed to be cleaned out by noon, so I have ample time to deep clean the unit for the new tenant. 

I’m curious about NJ investors methods of analyzing deals and financing specific to NJ.Any tips or information would greatly be appreciated.

Of course using the best tax free method of cash reinvestment available at the time1) Some lenders have 2 sides to their bank; find multiple lenders who do commercial lending.

Get them all cleaned up and list with an agent and see what happens and look out for other opportunities to invest. 1031 has up front cost and seems hard to coordinate unless you have something in mind that is going to be there months from now.

or do you like to meet them first before talking numbers i see pros and cons in both choices which method do you prefer and why?

I am looking for full service management with boots on the ground to do the cleaning, gardening & keeping supplies, in addition to managing the online marketing/listings.