For that matter, I have yet to see anything on the MLS (I haven't found a good source of off-market opportunities yet) with a cash ROI above a 10-year treasury bond (once all costs are taken into account).I'm already heavily invested in other non-RE assets (stocks, bonds, etc.) so for me to go in on a property that needs rehab, management, etc., it better be worth the extra hassle.

If using a lender this is a non issue.

Even non-conventional lenders, most likely won't entertain this.  

I recently put the non leveraged properties into an LLC and now I can’t seem to get anyone to refi me out.

I'm located in NJ and I'm looking to enter the multfamily space on buy and hold / BRRRR type deals.

This, of course, leads to corruption and the non-payment issue and then the annual tax auctions where you can buy these lovely gems for $500.   

I think my unit is unique because it's a 2-bed and 2-bath with in-unit washer/dryer, storage space, minimal assessment fees, and I believe it is priced to sell. 

I am renting to students who have already expressed interest in filling the additional space with friends.

Get atleast 10% down preferably 20 % and be sure it’s worded that the down payment is non refundable. 

Sure, sometimes people use non-conforming rooms as bedrooms, but in my appraisals I designate such rooms as "sleeping areas," offices, or dens.