If you prefer more stability and not needing to make money, the northside areas could be a better fit.

Join NARPM, much better for PM talk. 

I would be happy to chat more about it so I can understand the whole picture better and see if there is any loan product that fits!

Preferably in New Jersey but anywhere is better than nowhere? 

Having said that, I am getting much better at analyzing properties on my own and have a specific set of criteria a property MUST meet and perform enough due-diligence research that the chance of missing major red flags are getting smaller and smaller.And yes, as the overwhelming majority of foreclosures are either cancelled or "purchased" by the plaintiff (bank) and the limited inventory (at least in Hillsborough County) is often bid-up by neophytes or snatched up by large wholesalers and other REI firms that specialize in flipping C-class properties, there are few opportunities for us little fish.To keep myself motivated, I've been keeping a log of properties that went to third-party bidders (i.e. private buyers) which I could have bought had I been monitoring the auctions during periods when I was too busy to do so.

So, if 2023 was better then 2021 go ahead and het 2023 filed. 

Then pick their brains about your local market.I would review listings on line on a regular basis to get a better gauge on what properties are selling for and what seems to be in demand.

In hindsight, I wish I would've taken that money and used it toward a down payment on a property in a better area--say, a fourplex in the Valley or even some of the parts of South L.A. that are on the up and up.  

It was a lengthy process to get them to change the description and captions to something better, and I ended up hiring a new photographer on my own dime to come out and take better photos.  

Same thing here, should better allow a negotiation for fair prices.