This is tough to do with today's high prices and mortgage rates, which is why so many investors have slowed down or stopped investing until the market turns favorable again.Below is an example of a single-family home in Allentown.

How to Structure the Deal to Protect Your $20KIf you’re willing to cover the $20K arrears, here’s how to protect yourself:Option 1: Secure Your Funds with a Lien or Escrow AgreementUse an escrow account: Deposit the $20K into escrow with clear terms—if the assumption is denied, the funds return to you.Record a promissory note & lien: If the deal falls through, this would give you a legal claim against the property to recover your funds.Option 2: Sub-To + Wrap While You AssumeSubject-to deal: Take over the existing loan payments before assumption approval, securing control.Escrowed deed transfer: The seller signs the deed into escrow only to be recorded after assumption approval, ensuring they can’t back out.Lease option fallback: If the assumption is denied, consider a lease option agreement until another solution is found.Option 3: Negotiate a Seller Financing HybridAsk the seller to carry a small second note for the $60K equity gap at favorable terms.Use your $20K as a down payment, structured as a secured loan against the property.3.

Would highly recommend him.

Overbuilt on the high end MFH. 

I am finding it difficult to find deals due to inaccurate rental projections with high prices and low supply.

New Jersey is high.  

When they pick up, explain that you meant for your LLC to be a disregarded entity and you HAVE NOT filed any tax returns yet.

Make sure to plan for the added rental income/ordinary expenses on your tax return. 

Since the high rent properties usually involve less work.

During this initial research I read several articles which state that coverage in high risk states has significantly declined since 2015 due to policy rate / deductible increases such as what I am outlining above.