@Chris SeveneyThe long-shot play I became aware of; Capital Improvement Project Funding that the city/county have allocated for projects that meet 2 criteria.Have a lifetime greater than 10 yearsCost more than $50,000I believe, even if the water and refuse collection run is only 1000 ft, that may not qualify but to do it "right", that two mile run would allow the entire subdivision to be supplied with services.

At that point, it's worth researching and finding a solution that better meets your needs.

Meet the players. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Nice to meet you.

This can be communicated to the agent so that you can have a "meeting of the minds" regarding showings. 

I can't specifically help you with regards to Irvington, New Jersey but I would definitely recommend going to your local REIA group meeting and asking who other investors there use.

**Inspections and Compliance:**You may need to conduct inspections to ensure the property meets current building codes.

The changes should be integrated into the website and application by the end of the year. 

I been researching hard money lender, but struggling to find one that meet our needs.