My realtor says that's pretty doable more west than Northern NJ and also in parts of South Jersey.  

lol) and my goal is to close 5 deals in 2019 (doable).   

You have to have some cash, an entity and a decent credit score (over 650), but it's doable. 

A 203k is doable in 45-60 days. 

Of course, I'd be harder to do so on an investment property but it is doable.

Typically, not doable.

You can check with the local building and zoning dept to verify this is doable, and the steps required.  

If not then 75% to 80% LTV on a cash out should still be doable Rates will be in the  high 7's maybe even 8's more than likely but you also maybe able to buy the rates down a bit and land closer to the high 6% range

I am still VERY new to this so I want to input my plan to y'all and hopefully get some input as to whether its doable, fixable, or completely crazy.  

Maybe more.So between down payment, closing costs and repairs, I'd have to front somewhere around $50K - $60K, which I don't have.The strategy that I am considering is finding a hard money lender for this initial costs, with the idea that I pay back all at once when I refinance.On paper, it seems a good prospect for which may be worth to due a solid due diligence but I want to make sure my strategy is entirely doable and be aware of the risks I have to keep in mind.