There's a Section 8 mobility program in this area with a quicker turnaround for placing tenants, about 3-4 weeks.

My particular program is to only invest in class A in residential (I do b, c and even d in commercial), charge the tenant the high end of the scale, and fix immediately anything he wants that’s even semi reasonable.  

It's a suite of applications that includes all the same things Google docs and email does, but also has other programs like a CRM, scheduling (like acuity), meetings (like Zoom), dropbox-like storage, Flow (like Zapier), and invoicing.

But if you want low cost, but still have access to that then it's great, as well as all the pyramid scheme programs involved with it :)Personally, I'll agree with @Dan Guenther, that the actual brokerage won't make a huge difference, it is more about who you surround yourself with.

@Aaron Gallington- thanks ...if you dont need to complete the refinance now - I would wait for a little bit ....you might get fully approved for the new loan with a lender to make sure you are able to get the loan but  hold off on locking a rate and completing the loan until rates drop a bit more ...if you are able to obtain conv financing - go this route as  75% ltv should be available and  rates / fees  should be much better than a  DSCR program - thanks 

This criteria is for 1-4 and 5-8 unit programs.

I would love to see a mentorship series on Bigger pockets that walks one or possibly multiple candidates through the process of investing in their first property.OP check out the BP boot camp program.   

There's a program in Texas that could pay me back my down payment and closing costs, but I'm having difficulty finding a qualified lender and my credit rating, while better than it was, is still about 11 points below where lenders would take me seriously.

I looked on their website and couldn't find any cost amount, everything points to the ladder trap (free webinar, followed by free 3hrs class, followed by free weekend class with $$$$ VIP option, followed by $$$$$ enrollment, followed by more $$$$$ for "advanced training/tools/program").And I looked at your profile - "passion for learning.

There are down payment assistance programs in NJ right now offering $15k grant towards your down payment if you live at the property and meet certain income requirements.