Any potential leads would be appreciated. 

Fees seem high but could potentially be worth it.

@Brooke Carlton I found a potential solution to this problem!

I'm considering tapping into the equity from either my primary residence or rental property to purchase another rental home that generates solid monthly cash flow.I'm open to investing out of state and have heard that areas like Ohio, Tennessee, Georgia, and North Carolina offer potential opportunities.

**Letter of Intent (LOI)**: Though not legally binding, an LOI can outline the basic terms and conditions of a potential deal before the final contracts are drawn up, ensuring that all parties are on the same page.It's always wise to consult with a real estate attorney to ensure that your contracts comply with local laws and protect your interests.

Do you have a potential DSCR scenario that you're looking to apply for? 

A lot of investors start with something that's turnkey with value-add potential.

Explore Potential Funding OptionsPrivate Money Lenders (PMLs): Reach out to private individuals looking to invest in real estate.

This just seems like it puts me in a potential bad situation if something goes wrong during the process.  

The QI will facilitate the transaction by holding the proceeds from the sale of your New Jersey property and using them to acquire the replacement properties in Florida.Make sure to follow the 1031 exchange timelines: you must identify potential replacement properties within 45 days of selling your New Jersey property and complete the acquisition of the replacement properties within 180 days.