I came across Bigger Pockets a few years ago and unfortunately did not allocate time to learn more through this community, and sort of forgot about it. 

Many communities haven't adopted any sort of regulation, and if you're not in a heavily tourist-laden area, most have not, and they're rather low risk for adoption, though it is a good idea to check.  

If tenants are in you may be caught in a bad situation if they were not well vetted.I know Phillipsburg is near you and sort of "popped" into my head in your descp.Many of NJ multi families in that area were grandfathered in to local regulations and for that reason tend to be old, and the older in general tend to require more rehabilitation.Good luck!

There'll be subs that get a crush on you, because you're a woman and that can create a 'walking on eggshell' situation for you and there're subs that will bend over backwards for you, because they're so impressed with the way you handle things, 'even though you're a woman'.You can either pick apart those moments, where it was disadvantageous to be a woman or you can look at the big picture and see it all sort of balancing out in the long run. 

Also wording can change all sorts of things so your contract language will have bearing.I would think that they could prevent anyone from coming on the property.

Also check that they have some sort of workers compensation insurance for their people should they be injured while at work and wish to blame you for it. 

You can sort through the funds and see what they invest in and what the returns have been over 12 months, 5 years..

Make sure you have some sort of document outlining everything2 - Now.  

I've wholesaled many, the catch is they must be a good investment of some sort.

They may take some sort of referral fee for helping guide you through the process, but it will be worth it.