@david I’ll definitely check out central nj any areas specifically?

I'll look into it.

Total operating expense: $2605Mortgage expense:$23004 unit apartment:A: $950B: $1200C: $950D: $$1200 (this apt I’ll be living in)Monthly Income:$4,300.00Monthly Expenses:$4,879.83Of these expenses are CapEx savings, repair savings, and vacancy savingsMonthly Cashflow:-$579.83NOI:$20,332.00Total Cash Needed:$42,365.00Cash on Cash ROI:-16.42%This is a FHA loan with 3.5 down on $439k.

I'll verify whether or not I pay PMI on the FHA (shameful I don't already know), and make a decision on whether or not to refi to conventional.You made a good point regarding the margin as providing a safety net AND the fact that it will likely cash flow. 

I'll tell you all right now that Vegas has more going for it than just the Raiders coming. 

Thanks I'll check that  out.

I understand that I'll pay a premium because I live in Los Angeles but it just seems though the prices are extremely high.

I'll be thinking about you as we head into deep freeze here in Iowa.To your question, what's worked best for us is Craigslist listings with a link to our rental property Facebook page. 

I'll probably hold off on getting a license until I have a place to park it. 

But I’ll ask anyway.