@Christopher Rubio sigh, sometimes I feel like I'm in an endless loop of wash, rinse repeat...It all statistically depends on the Property Class => Tenant Class!

Are there any Meetups or active REIAs where they meet regularly? 

Since you’re considering moving into NJ and exploring rental properties, I would be happy to help you analyze potential investments.As a property management company, we regularly review rental properties, tenant leases, and market rents to help investors understand the numbers and risks before making a purchase.

These types of lenders look at a TON of deals on a regular basis.

We have bought a ton of them, and funded just as many, and go to auctions regularly but it is definitely a nich / specialized market and you have to know your stuff! 

Get a steady source of money flowing in regularly and then go for it.You have zero money for back-up when something bad happens (note that I said when, not if)IMHO, you are setting yourself up for failure.

Investor experience.If they don’t handle assignments, double closes, hard money loans, or LLC transfers regularly, they’re not investor-friendly.

Start analyzing deals regularly, even if you’re not ready to buy yet—it sharpens your instincts.

I'm not a regular member, but there's a REIA here and I assigned a deal to one of the leaders of the local chapter.

But I regularly find cashflowing properties for my clients.