Entitlement is the process of getting municipality authorization  to build a specific  structure  on a specific peace of land for a particular  reason. 

Banks, particularly smaller banks who provide real estate loans are increasingly focused on their borrowers maintaining depository relationships.

Mixed-use properties that integrate residential units, co-working spaces, and retail areas with sustainable design elements are particularly appealing.

As mentioned earlier in the thread by @Chris Seveney, real estate prices have been going up particularly in Northern New Jersey, so a lot of tax appeals are pointless or do not make any sense.

The other areas you mentioned are too high for this particular need

HELOC: A cash-out refinance could be more beneficial if you're looking for a lump sum to purchase the new property outright, particularly because interest rates may be lower than a HELOC.

I see a disservice being provided in the given example by the real estate agent by not bringing creative strategies on both the sellers and buyers position on this particular deal.

Hey @Anthony Sigala many folks might be optimistic about this rule but the "rule" was created during a very specific and particular time in real estate as a way to help newer investors have a framework on how to approach rental properties without going in blind.

I know building a reliable local network will be key, so I'm hoping to connect with experienced real estate team in the area.The military presence in Jacksonville catches my eye, and I'm particularly interested in properties that might appeal to military personnel and the associated contractors.

Fortunately this isn't a situation that has impacted my relationship with this particular tenant.