REI is about streamlining and automating deal flow.Once you have that figured out, THEN  how to do a flip comes to play.

I like "Let's Get Real or Let's Not Play" which is all about creating win-win situations where both parties benefit.

Cheers, Yuriy 

Is there a neighborhood association that could come into play?

All, many mentioned value add play, so what is your end goal with value add? 

Cheers 

Too many people cheer for new investors based on useless information and I only envision new investors realizing they lost money when it was too late, or they realize they made huge mistakes, could have done much better, but it is too late because now they are disillusioned and hate real estate investing with a passion.Back in the 1980's, I lost almost $2 millions because of exactly what goes on in forums.

Looks like a solid management play!

Cheers.

Where in NJ plays a huge role as well, not every town and county works the same way.