I can't speak to NJ, but I know right out of the gate in NYC most multifamily sellers are averse to accepting a low downpayment offer (especially FHA).

Quote from @Charley Gates: Hi Asia,As others have said, I congratulate you on doing your due diligence. 

We are about a month away from having the dedicated parking spot finished (gated w/ keycode access).

HOA (name)6. gated property (yes/no)7. unrestricted (yes/no)etcI've directly messaged you my hourly rate, but from what you've posted in this thread, adapting the tool will take a couple of hours.

Stick with Mortgage note syndication returns of 9-12 range out of the gate and enjoy the annuity.  

The lucky few who have "financial freedom" are trust fund babies, inheritors or outlandishly lucky by creating businesses that run themselves like:  Gates, Bezos, Musk, Zuckerberg, Buffett.  

And when start stepping into that, well it's a dam breaking on gov over-reach, it set's it's own precedent to cap new unit price, auto, you name it it's a slippery-slope that opens a flood-gate of governmental control of business and free commerce. 

It was forty minutes from my house, next to the beautiful Golden Gate State Park, fifteen minutes to the casinos of Black Hawk, fifteen minutes to the quirky town of Nederland and twenty minutes to skiing.

Hi,I'm selling ~ 1/2 of an acre of land for residential development in a beautiful, gated community called La Enmorada.

The biggest hurdle right now is interest rates, it is extremely difficult to buy in a popular market and actually make a profit out of the gate.