@Cole Starin sometimes it makes sense to sell the WORST property in your portfolio.Another option is why do a LOC on the duplex, when you could just do a $100k cashout refi to pay off all your debt AND keep the property?

Willing to exhaust all options as this is a big fish. 

There are just too many options available to go directly to the supplier!

They won't always be upfront about this with you but if know they're selling because they want to retire, that opens you up to different options vs if they're an investor just selling for profit.

In other words, an IRR calculation.Have you ever considered doing lease options?

Your best and most efficient option would be a DSCR cashout refinance, more than likely.

There is 3-5% down payment options you can use.

For funding, explore options like FHA loans, personal savings, or creative financing, and focus on New Jersey markets that align with your goals, such as Newark for rentals or commuter towns for house hacking.

Please share lenders who are low credit score friendly and or hard money lenders that are easy to work with, e.g. won’t tie your money up in draws. 

Another option would be to sell, reinvest into a house hack and use the excess on a deal.