I know that most people say to have everything fixed before the closing date, but if it is in writing and signed prior to closing, is it that big of a deal?

This will give us a edge as the goal is to have a waitlist of students in hand as we build so we can cater directly to the demand.Our solution is to rapidly develop housing through modular 2-4 unit apartments, which are as or more competitive then any other form of LTR I've underwritten.

I like the comfort of knowing that someone as a vested interest in holding my hand, but I'm still a little skeptical.  

Do not go and invest out of state because people come into the forum and try to convince you to work with them on these goals (so ridiculous), you aren't ready for that and you have a good foundation somewhat locally.Your best bet, if you can't move, is to keep investing outside of New Jersey and stay close to your current property.

Most people that are trying to forge ESA documentation do not know the rules.

However, also don't forget to budget for turnover costs and capex reserves too, which many people ignore. 

Either you have absolutely no ability to find competent people, or for some reason competent people don’t want your business.  

This is a great place to learn and to connect with people so take advantage of all the great resources.

There are a lot of people who actively flip and the best wholesalers who actually have good deals (not all wholesalers are created equal) have a lot of buyers looking at their deals too.

Is there any experienced investor / mentor I can talk to, or any source of information you recommend for people like me?