You have the right line of thinking, your property manager in a long distance scenario is extremely important.

Another loan officer who seemed extremely competent and well versed in VA sold me on the product with which she said I could roll some renovation costs into my loan.

Flipping with a full-time job can be challenging but doable if you are extremely organized.

It is an extremely easy document for anyone to fill out and ensures there are no confusions or misunderstanding after closing.The standard contracts we use in Florida do not stipulate who specifically should present it to the tenants, so it could be the Seller, the List Agent or the Property Manager, depending on who is involved and what is most convenient. 

Jersey City has been extremely hot for years, and like @Michael Klauder said, the competition is quite fierce and you have to know the area well as the "vibe", so to speak, could vary drastically from block to block in these bigger cities.Hudson, Essex and/or Passaic counties have multifamily inventory, a high percentage of renters, and convenient transportation options for your commute into the city, so those would be a good starting point for you.

I’d say it’s extremely scammy.

@Dom Zebrowski, honestly I would start over with the numbers, but others hit on that.My general feedback: 12k renovation gets you some paint and a couple appliances.  

However I would do it all over again because the knowledge that we posses today is extremely valuable.

I would be extremely cautious when you proceed. 

I started purchasing small multifamily in Columbus, Ohio over 4 years ago and have done extremely well.