Any help would be appreciated before I pay attorney fees on this one. 

New Jersey is a great place to invest especially if you are open minded to the idea of house hacking. 

How does a landlord make you pay too much for a property that you signed a lease on?

If I reach out to a realtor, will they expect me to pay them to collect comps for me? 

What a willing buyer can afford to pay to a willing seller. 

Let's see: You sell one property, and to avoid paying cap gains tax, you then reinvest those profits within 45 days into a larger "like kind" property.

Cold calling/texting works but you'd have to pay for the numbers and make the calls.

Cash flow, especially in this day and age, should keep the property afloat and paying for itself without you having to put more money into it. 

Like Covey wrote, begin with the end in mind.

A cash purchase, added to my portfolio, reduces my levergage ratio on my real estate portfolio, but does not bring it to zero of course as I am not paying off existing low rate mortgages on rentals.