And my 2 boys are in a Blue ribbon middle school and High school . 

Turnkey rentals in good blue collar markets with strong rent/value ratios and solid management is the best single family way to go in my opinion. 

The lot also has a ocean/mountain view.

The counter (laminate) is bent in the middle at the sink, and the supporting cabinets don't seem to be helping.Here is a remodel plan that imitates the original layout (has all the plumbing/electrical to support this configuration without modification):The sink (dark blue) counter is 9ft long. 

If I worked with middle/upper class rentals again I would.For the lower/middle income blue collar folks, I am not sure if they would utilize it.What does everybody else think?

Typical rental neighborhoods are lower income areas where you have people in blue collar working areas and people who don't work but receive government assistance.

If you do some research, you could find 2 SFR for the same price which would collect almost 2000 in rent and you would be dealing with only 2 honest, hard working, blue collar tenants instead of 7 drug dealers, crackheads and ho's.

My girlfriend is a working realtor here in Ocean County , N.J..

I deal with a lot of mortgage brokers in with my law practice, and they are singing the blues right now.

Hi Jason,I would recommend Blue Dog Capital in providence.