I haven't been able yet to embrace a pure negative cash flow investment.  

This right here is pure gold.  

NJ has properties at all different price points--some could be better for a pure appreciation play, while others could be better for cash flow, and others still somewhere in between--so it really depends on what you can afford and what you are trying to accomplish.In terms of North Jersey, pretty much everywhere is hot, much like the rest of the U.S. right now. 

1. purely for cash flow, take a look at Indy, Birmingham and Memphis2.

I built/remodeled custom homes and the customers would bring in tables/chairs and all their friends, and sit around and drink and critique the work.....

Drink your water don't throw it away.

@Michael DeFilippoA Self-Directed IRA is purely a diversification play. 

Pure and simple.

I know he told me that he work purely on commission.

Somewhere along the line someone invented a religion wherein you don't make babies, you eat lots of rotting meat, you don't drink any water, you don't convert others into your faith, and if anyone near you has an infectious disease you ask them to sneeze directly into your mouth.