I get a DSCR loan on the property and we try to suck out as much money as we can to leverage the property at 75% of the ARV.

I am currently working on finalizing my goals and market analysis.

Please, no solicitations.Use the renovation/acquisition loan products that require 10% down on the purchase and you should be able to get a few going at a time.

I believe the investor may need a commercial loan at that point or could do 3 separate loans since they are on different parcels.

Another thought - are you considering an FHA loan on the next one?

If you are going to be an owner-occupant, want a low down payment, and are planning to do a renovation, the FHA 203k and Fannie May Homestyle loans are your best optionsHow do you know the property is currently upside down on the mortgage? 

Hard money is a type of business loan for non-owner occupying investors.

. - will it influence property taxes once we move to conventional loan in 3 yrs? 

In the program, it appears that you offer a Pre-Loan Application-- perhaps this is how the program is legal?

For funding, explore options like FHA loans, personal savings, or creative financing, and focus on New Jersey markets that align with your goals, such as Newark for rentals or commuter towns for house hacking.