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

The higher the cap rate, the more risk involved in the building. 

@Bill B.It will give rise to a new option for younger generation. 

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.

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. 

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

Be very careful who you take advice from online, you should get involved with a local attorney and a local realtor.

Depending on where the property is and the lender involved, and what he has told the lender, and so on and so on, you handle things accordingly.

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.

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