Hello, looking to potentially use a hard money lender in NJ. Can anyone recommend some stand up lenders I can speak to? Also if any NJ agents that are familiar with using these and transitioning out of them can reach ...

I think what @Garrett Brown is getting at is using this in addition to other methods.

From there, you can move on to the BRRRR method with single-family homes—buying undervalued properties, rehabbing them, renting them out, and refinancing to pull out your investment for the next deal.

This isn't 2011-2013 days but many people are stuck in that time period STILL.As I finish my licensing study, I'm very grateful I chose this route as opposed to being a one trick pony.Wholesalers did themselves in by their method of operating.  

I think first step is to find legitimate comps that match and support your 130k valuation and dispute the report to give the appraiser a chance to fix the report. 

Here is the Collin Hays method of buying the property at what you want to pay:Don’t ask the seller what their best offer is.

You can definitely spread your cash out pretty far here using this method and scale pretty quickly with the right boots on the ground team!

If you haven't connected with local people in your market there are several methods here.  

Although legitimate lenders will refund this fee partially or in full if you decide to cancel or if the loan is not approved.

@Natalie Kolodij I just downloaded IRS p5653, IRS Cost Segregation Audit Technique from the IRS website and it shows they are taking an interest in ensuring these cost segregation studies are legitimate.