What would be good in terms of hard money lending?

So the math works against you in terms of repairs/maintenance. 

In terms of financing your best bet is probably a private or hard money loan, season it and then refi out.  

This would be a good starting point.I found it a helpful exercise for me and one you can always re run on a quarter or annual basis and you'll always be able to identify the low hanging fruit in terms of cash flow markets. 

If you can accurately predict it - let us know as many may want to change strategies.What will be more impactful (in terms of waiting) and a more predictable occurrence affecting your decision is rising interest rates. 

In terms of a rental agreements, I would recommend using a professional attorney in your area who is familiar with the NJ landlord/tenant laws to help you craft an air tight lease.For the tenant application:• You can get away with writing up the pre-screening questions yourself based on the preferences you have for a potential tenant• You can use an online screening service to receive credit, criminal, background, and eviction history and charge that fee to the applicant.At that point you can choose from the most qualified applicants.Best of luck @Kyle Brown

In terms of marketing for real estate, it probably helps.  

Hand picking your tenants is cost effective in terms of upkeep.

@Michael Lee,I am not sure what your area is doing in terms of list price vs sale price.

They shouldn't try to bother you in terms of financing.