I’m in the process of looking at properties in NJ, definitely buying this summer.

As far as locally to you, here’s one that went into contract recently:

http://www.sdlookup.com/MLS-140018287-202_Woodland_Pkwy_113_San_Marcos_CA_92069

Say they got full price of $140k.
Rent: $1100/mo
Insurance: $15/mo
Taxes: $140/mo
HOA: $260/mo

= 5.87% cap assuming you can keep it rented. Very close to 6%.