If the seller has equity at the closing table part of the proceeds could go towards the utilities being caught up.

The people who actually have an incentive to ensure you make it to the closing table are all telling you 5% down conventional, maybe there's a reason for it.

With rent control in NJ, yeah, it’s mostly a waiting game if tenants don’t leave.

We can also include rehab financing, if there is any value add opportunities with this deal you have on the table. 

But by coming together with others, one can get in the game and put their money to work in these bigger, potentially greater return deals without having to do it solo.

In this game, sticking to one property type is your fastest path to mastery.

Owning a duplex at 20 is a huge accomplishment, and it’s inspiring to see you’re already planning your next move.From my perspective, real estate investing is a long-term game focused on building equity, paying down debt, and maintaining stability over chasing short-term cash flow.

That means paying all cash isn’t an option unless you plan to bring another $600k to the table. . 

Which they have no skin in the game (Technically).

A simulator/game could really help with that.