@Ruthber P. you have a few options:1) get a bridge loan that will go 80% LTC (assuming it's a value add play).2) get the seller to carry some of the note3) get a partner to put in the short funds for an equity stake4) Hard money lenders (better know what you're doing if you choose this one)

Bridge loans are similar but might have lower rates than HML.

We will now have to get a loan to bridge the gap for the overages.The comps that the partner provided suggested a 950 to 1MM sales price, but the math using sales price per SF from the comp he provided would indicate a valuation of 830K.

I want an amazing agent who has my best interests in mind, and I want to do the right thing and do not want to burn any bridges.

Although tough to finds on MLS I still believe there are some opportunities in small multifamily in the north east by Hancock bridge area.  

If they can't afford to move. . . well I guess that's just a bridge to cross when we get there.

In middlesex county, try Sayreville, Jamesburg, South Amboy, Old Bridge, South River and Edison.

(note -- I can't get a bridge loan since it's usually a consumer product and I've  just started doing this full time (4 months ago) and have no established source of income yet.

Last time I drove by the basic demo wasn't even done, and there were a bunch of "cease all work immediately" orders from the city taped up all over the property.I get that you're worried about capital gains taxes and all that, but that's like worrying about if you used the turn signal or not while your car is mid-air flying off a bridge into the river below... let's focus on what matters.

We are typically seeing 3-5 year terms on our bridge loans and 7-10 on longer term CMBS vehicles.