the only thing going for NJ most dense pop state in Nation. 

Depends what you're looking for really, it might be worth discussing your strategies and goals with a broker, a national lender, and a local CU. 

According to an annual report from the National Association of Realtors (NAR), 26% of buyers were able to buy without a mortgage (see graph below):Imagine buying your next house in cash.

A foreign national loan should work.

A national bank will work in concert with the local town to determine financing. 

@Jonathan Greene I'm not sure what you mean by "most will not cash flow as an out-of-country investor" as it might suggest that the cash-flow of a given property has something to do with the nationality or residence of the owner but, in any case, you're absolutely correct that, historically, the net rental yields of LTRs in US cash-flow markets like the Mid-West have been typically higher than in the average European market, although that wouldn't be the case for many other US markets like California or New York.

At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

-contacting several LP's nationally that take on large investment opportunities-posting on loopnet-sending the link to the website we built-out to all the the top real estate agents in our local market.I did not think of the Facebook group channel, so thanks for that recommendation @Ryan Arth!

There simply isn't enough margin in this business to layer on a national company, without charging you an arm and a leg and/or doing a substandard job.

This is something that now NAR (National Association of realtors) requires as of August 17th 2024.