Quote from @Luis Herna: Let say I am a licensed real estate agent in oklahoma and there is one buyer in new York wanting to buy a property in Texas.

Everyone has a timeline of when interest rates are going to change.

New Jersey is not a horrible state for investing it is more so certain towns and cities that give NJ a very bad name. 

@Eric SmithGenerally, if the taxpayer sells the relinquished property to an unrelated party, the taxpayer generally cannot acquire replacement property from a related party unless:The related party is also participating in a 1031 exchange.The related party pays more in tax on the sale to the taxpayer than the taxpayer is deferring in the exchange (this scenario is rare).Let’s look who is considered a related party: Spouse, children, grandchildren, parents, and siblings.Corporations and shareholders owning more than 50%.Commonly controlled corporations.Partnerships and partners with more than 50% interest.Trustees, grantors, and trust beneficiaries.Non-Related Parties:In-laws.Aunts, uncles, nephews, nieces.Friends.Domestic partners.Entities owned 50% or less by the taxpayer or a related party.In your case, your mother-in-law, aunts, and cousins are not considered related parties to you under the definitions in Sections 267(b) and 1031(f).

That 4% cap rate on in place financials is a lie.  

If you ever see someone offering terms that are too good to be true, you might as well just post your SS# and banking information on IG.

I know the grass is not always greener on the other side, but any tips on finding my next market?

What is a goal you have as you start learning about RE investing?

A HELOC is a short term debt instrument.

I found the son on Facebook and sent a quick intro giving my condolences, expressed my interest in purchasing the property, and provided my phone # in case he decides to follow up.I'm in the process of preapproval with a couple lenders, and have reached out to a couple realtors in my area to see which may be a good fit.