Its one of the top 3 most visited areas in the country actually and has a very robust STR market.As a licensed builder, I am building to hold and building to sell. 

Eliminate debt, establish a budget, and save.

They might work for smaller mom-and-pop units (2-8 units), but not for anything larger.Most owners of larger, more established multi-family properties don’t fall into the category of distressed landlords that off-market strategies usually target.

I'd attack the credit report :) 1) lower (pay down) whatever accounts have a high utilization percentage 2) contact each of 3 major consumer credit agencies and get a free report, then dispute every hard inquiry that is *NOT* associated with an open account 3) call the credit cards you already have established and ask for a credit line increase -- often can be done online and they do not verify income, hint hint. 

I’m establishing a solo 401k to invest in some flips and eventually multifamily holds. 

🏦To get to the point where you can avoid personal guarantees, you’ll need to build your business credit over time:Open trade lines in your business’s name (utilities, vendors, etc.).Make sure you’re reporting payments to business credit agencies like D&B.Keep your debt-to-income ratio low and maintain good cash flow.It doesn’t really matter if it’s an LLC or S-Corp—what matters most is establishing the business as a strong, creditworthy entity.But yeah, in the early stages, personal guarantees are almost unavoidable.

Yes, I am licensed in New Jersey as well.  

All the DMs from agents, licensed real estate and a few from disposition (something involving wholesaling??) 

As you were asking about news articles I cited, while the Porter Case ones are not available, the one about another scam involving sub-2's Foreclosure Scam           Joe Kaiser, a license realtor would in many cases acquire properties under sub-2, let it go to foreclosure, then pocket proceeds from the foreclosure sale where the lender had to refund proceeds above the unpaid mortgages to the owner of record.

Here's a potential path forward for you:Get Detailed Bids: First, it’s essential to get more accurate bids from licensed contractors for the remaining work, not just a range.