It is my opinion that you should sign a RE-14 at some point in the journey and definitely before putting in an offer.

Since you already have an offer, it’s not really about whether the property will sit for six months, it’s about whether keeping it makes financial sense.

They do know and want something in place you will have to go back to them to fix, or they're doing their best to go with the client's unrealistic wishes and don't have the guts to tell them that won't work.After dealing with plenty of these, I will tell you what I see works best. 

Based on the below information, what would you be offering for these?

They are being offered discounted rent, free gym memberships, free cable, etc.

Quote from @Pablo Avila: There are plenty including myself!

There are plenty of community organizations (eg churches, charities) that they could reach out to for help and they should have done that sooner. 

I initially offered $200K in cash, but the seller countered at $240K.

That doesn't surprise me about NJ, knowing what I do as a person who's lived in the tri-state area for 25+ years, especially since becoming a father and coming to truly appreciate what NJ has to offer offer.

We have a 3% rate so dont want to refi but the property has appreciated quite a bit so would like to tap into that equity to fund our next deal.I am having some trouble finding lenders that offer helocs on investment properties.Does anyone know of any banks and/or lenders that do helocs on investments?