Hey, I’m not an investor, but some unexpected costs to consider are closing costs, agent commissions, and most importantly, taxes.

., mortgage interest, taxes, repairs, depreciation) on Schedule E starting when the property is placed in service.

Your goal is to reach as many potential buyers as possible, and right off the bat you're limiting your pool of buyers.

-Finding off-market deals and securing financing with limited capital.

You would be better off watching some of the old webinars here on BP and then reading a few books. 

Owner-Builder Construction Loan (Challenging but Possible)Some lenders offer owner-builder loans, but they usually require:✅ Strong financials (good credit, assets, low debt-to-income)✅ A solid construction plan, budget, and timeline✅ Proof of prior experience (renovations help, but formal experience is a plus)✅ A licensed contractor or project manager to sign off on the build2.

There are smaller one-off groups as well. 

Nothing 3 or 4 unit will pass the FHA self-sufficiency test, unless you are going to get the property for at least 30% off of fair market value. 

I don't know the answers on taxes, but New Jersey is the densest state in America.

You will likely need to find something off market.