I ended up with millions stuck in IRAs and roths I’ll never touch because of real estate.

Knowing that area very well, I would say keep the garage.

Keep telling me a sob story about her paycheck getting sent to the previous address ( that was 18 days now, not corrected ).- still did not receive the check from the NJ Victims of Crimes office.At this point, I want to file for eviction at the end of the month if she delays the event by 1 day to pay her entire rent ( January and February).My question to you professional is, should I inform her of that decision in advance?

If you are really comfortable with the deal flow, the best way would obviously be to keep flipping / scaling up while gaining equity each time but its a lot harder as you never really know when the next deal may come. 

You defiantly want legal protection as stated by @Max Wilhite@Jonathan Bock is correct about keeping it simple. 

@Ryan DoriWhat's keeping you from going with a conventional loan? 

I will be in touch. 

The only way I see a low or no-money-down scenario being viable is if you have a lender willing to lend based on the Loan-to-Value (LTV) ratio, and if you can find a deal where your total costs are low enough to keep the LTV within the lender’s limits. 

(Agents like to keep listings, but they might send you buyer leads since they take up more time.)

Quote from @Dinesh Nair: I am a Canadian investor with a US corporate entity- we closed on our first property and now working to find financing through a lender… however rates keep changing all the time.. is there a site to track rates ?