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So you're going to get responses from a lot of people that offer coaching.

Part of the motivation for congress writing Dodd Frank was to clamp down on the investors offering preditory terms re  rent to own and seller financing and that view has carried into craigslist rent to own adds and you say zillow. 

I keep getting beat out by all cash offers.

and they charge per door and not sure if they even offer everything that I want. 

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.

Does anyone have experience with banks that offer these without fees? 

Imagine if it cost 1000 to send out 50 letters but half of them responded and half of those wanted an offer and half of those accepted an offer and half of those closed and half of those resold for a net 50k. 

However, many lenders offer only the 7A, so you'll have to shop around.