Hello, looking to potentially use a hard money lender in NJ. Can anyone recommend some stand up lenders I can speak to? Also if any NJ agents that are familiar with using these and transitioning out of them can reach ...

My plan is to funnel the rental incomes from all three properties, along with my W2 income, back into the HELOC while covering all expenses from it as well.

Well worth it IMHO given poor performance of RTO/seller financed zillow listings. 

I was thinking of starting a rent increase for my 1 bedroom tenant voucher due it being low and well under fair market value(Based on  hud and zip code) but my tenant is in the process of having a caretaker for her disability and getting approved for a two bedroom voucher.

Investment Info:Office Space commercial investment investment. 100's of completed projects, JC Beal Construction is nearly 100 years in business, Beal Properties manages well over 2000 doors all throughout Michigan and the Toledo, OH area.

It very well could become a large enough investment to be worthwhile, also solving for "unexpected emergencies ", for the most part and would an easy self management situation if you were to live onsite in one of your connected townhomes.

$100 a month is not enough for a duplex depending on age.how well do you know this market?  

That "pipe" is known as a Line Set. 

Can work out very well. you just need to make sure you and the owner/seller are on the same page. 

I live and invest in Milwaukee since 2007, so probably a little bias here, but we are set up very well for future growth.