Plus - With me working a full time job and being the busiest part of our year ; I don't think a situation could get too much more ideal in terms of practicality (already rented; zero repairs and not fantastic but decent equity (13%)

I find the said cities I've mentioned to be a better value in terms of profit to maximize what you have.

(I don't use google for much in terms of photo sharing so I probably goofed it.)

I'm glad I was patient since this first property allowed me to learn the ropes as a new landlord in terms of both rehabbing and tenant management. 

But if you take that tact make sure it  is a good investment  for them In terms of of cash on cash return and debt coverage, percent rules etc. 

In terms of your lack if a track record, you should emphasize the years of experience of your "team".

@AdamGlassman I'm new to the real estate game I have lived in the area my whole life so I can probably give you some input on specific places in terms of vibe/types of people/areas of interest

I agree with @Chris Winterhalter in terms of proper insurance being worth it in this situation.

Without knowing much about New Jersey, I'm not in a great position to answer in terms of finding a good area, but assessing the property is well explained throughout the site using a variety of different tools and calculations. 

The folks that have 750+ credit scores, are going to prefer a painted unit/clean/etc. but if your prospects were sub-par in terms of credit, I would of made the unit safe And not painted as just rented for a $1000 the whole way through.