I am interested in paying off my loan balance on my Primary house ASAP as I pay a pretty heavy Mortgage every month.

It may make less cash flow/ per month but in may cases in the long run after PM fees and Repair costs, many times it turns out similar.   

You might be able to negotiate a direct purchase before it ever goes to auction.Redemption period flips – Even after a tax sale, Texas has a 6-month or 2-year redemption period (depending on homestead status).

Is there a certain direct mail service they prefer?  

You say you will clear $1200-$1,300 a month. 

We weren't super happy with anything we were seeing on the market, so my husband and I had just started writing letters and looking off-market... until we saw this property.It'd been sitting on the market for months.

You don't need to know everything to get started; you need a foundation to build on, and the rest will come through experience and then refining your education.You can build a basic understanding of investing in 3-6 months.

Sounds like you are happy with the answers but here is something else to consider: NJ is a judicial foreclosure state so timeline to foreclose is multiple months at a minimum and could even be over a year depending on the tools you have.Is your lender a big institution or a smaller private lender?

Purchase price: $640,000 Cash invested: $220,000 Purchase price $640,000Got it at this price because there is a non-paying tenant in unit 2 (rent value $3,500), we're in court Rehab $60,000All in cash (rehab plus down payment) $217,500Rehab included ground level basement and 2 parking spot drivewayMonthly cash flow $1,500 ARV $950,000Equity $470,000Refi cash out (August 2024) $150,000 (used to buy new rental)New monthly cash flow breaking even (non-paying tenant still in unit 2)New equity about $200,000

Many OOS investors pick one market to master before expanding.Spending the next few months learning and analyzing deals is a great plan!