My guess is that the neck area and everything between Park Circel and Nomo will build out over the next few years.

Quote from @Chris Watson: Well, I am not @Michael Baum and pale in comparison to his deals of the day, but this is one all RE owners can use12 Pack of MERV 8 Air Filters is $39.90 ($37.80 for military & veterans)  https://www.homedepot.com/p/HDX-12-in-x-12-in-x-1-in-Standar...Sizes available: 12x12, 12x20, 12x24, 14x14, 14x20, 14x24, 14x25, 16x20, 16x25, 20x20, & 20x25This is a year's supply. 

You are in the heart of tourism and travel in that neck of the woods so there’s tons of competition.

It seems like the "filter" is more important than ever.

Either way, @Josh Green is in your neck of the woods and will be a critical component to having on your team.

Use better filters with carbon prefilters on returns .

as far as for your unit, would something like a carbon filter help? 

Down Neck(Ironbound), North Newark (300-900 blocks), down town (very few blocks) and upper Vailsburg are Good areas.

It’ll save you a ton of time by filtering out applicants who don’t meet your criteria.And here’s a big tip I learned the hard way: always give prospective tenants a quick call before scheduling a showing.

You can set a filter based on your area.