We are looking for reputable contractors in the Northern Jersey area that can be trusted to give realistic repair estimates on properties.

So, you have a few options:Take on substantially more challenging projects, both in size/scopeTake on projects that involve a different asset classDeal with challenges related to different geography (I'd think you'd want to move 'up' market)These are the things that you can do one or more of - you may want to think about your options and be realistic too about your capabilities.There's a lot of people doing a lot of different things on these forums, but the above gets you moving 'up' the value chain with regards to developing capabilities, and working towards furthering your 'build' skill-set.All this said, I have a friend that operates in a smaller market in Iowa that's probably a bit closer to what you are doing. 

Mid 20’s is probably what you’d realistically get out of it .

I originally offered $600 (+$25 for dog) rent price for them to share a room and share a spare bedroom with me for storage.  50% split use of the house between myself and them (which the couple combined realistically probably uses more than 50% of the house) They counter offered this first month for $500 based on the current construction status of the house. 

I do think i need to be realistic though.

If this is a top-tier agent, the agent will be able to tell you exactly what you can or cannot buy or if you are realistic or not in your first meeting. 

If I knew a realistic way to do it without leverage, I would do it.

The other realistic option to consider is the fact that other than being grossly negligent as a property owner and landlord, is it really necessary to have this and any subsequent properties in an LLC?

Realistically, how fast can a closing be?

Now to bring it down to a more realistic level, you can become a deca millionaire which IMO is my goal in life, I believe that a mixture of 401k, roth IRA, RE, owning a business and savings can get you there.