As far as your broker is concerned every property that is for sale is great for you as long as you are willing to purchase from him (or her).I would be super careful investing out-of-state because you inherit many losses and additional expenses you cannot avoid and those losses eat into your pocket.

But I would not charge them and just eat the cost of the app. 

Tenant moved out....with months of unpaid rent and of course damage enough to eat up entire deposit.   

I like eating out in restaurants, boating, golf, pets, horses, watching strongman competitions, grilling out, having, and going to, dinner parties, watching old movies, classic cars, music/concerts, eating healthy.  

Avoid hard money as interest rates will be a lot higher.You mentioned condos-those will have higher HOA fees which will eat into your cash flow and can have restrictions on rentals. 

Going to the Walmart to find they are out of toilet paper and garbage backs sucks, and going out to eat with 2.5 hour waits with hungry kids is not pleasant.

They’re expensive & they eat up all the rental income profits.

I was interested on single family home in (9/10) good school district in center NJ $540k, 4beds and 21/2 baths with basement(full finished, no walk out level) nice backyard. very small updates need to be done like paints, lights replacement..bedrooms are on upper level, main level has big eat-in kitchen, powder room, nice living room, less taxes.

You’ll have to eat the permit cost but that’s the cost of business.

Eat their meals there?