The issue with the property management company is that they charged almost 22% in fees by the time it was all said and done and were impossible to get a hold of.

Reaching out to other investors: one thing I have noticed is that it is impossible to achieve positive rental cashflow at 80% LTV financing in northern NJ mainly due to high taxes and high property prices.

Reaching out to other investors: one thing I have noticed is that it is impossible to achieve positive rental cashflow at 80% LTV financing in northern NJ mainly due to high taxes and high property prices.

Also, it will be impossible to get it after the work is done if during tax time you change your mind and decide you need it. 

Evidence of previous treatment does exist, however, the report states its impossible for the inspecting company ascertain such treatment was performed. 

We were looking at establishing an LLC but one friend mentioned that getting a loan for an unproven LLC/corporation (not profitable) would be near impossible.

I always suggest going to the multi-family house hack route when starting out. 1) when starting out you are usually younger and it's much easier to house hack without a big family, not impossible to do with a family just a little harder. 2) Multi-family in most scenarios helps you save on housing cost, if not live for free, which helps you save even more money for your next deal. 3) This starts you out with more doors right away and jump-starts the investing path, not to mention it's really easy to get a single-family and forget your investing and treat it too much like your forever home by over rehabbing.

The sad truth is though, I'm from Denver and, at least for me, it's impossible to find anything that would perform over 1%.

Those currently are expensive with almost impossible cash flow.

If they are going to recommend against it you will probably have a difficult time getting it passed, although not impossible, but the odds are against you.