You really don't need any up front cash other than having an attorney review your contracts

Any type of seller financing should absolutely be reviewed by your attorney and your cpa.

Assumption by an EntityUnfortunately, assuming a VA loan directly through a legal entity (such as an LLC, corporation, or trust) is typically not allowed because:Primary Residence Requirement: VA loans are designed for owner-occupied properties, meaning the assuming borrower must intend to live in the property as their primary residence.Credit Review: The VA and lender require the assuming party to undergo a personal credit and income review to ensure repayment ability, which entities cannot satisfy.3.

He said that he has to go back a number of years to determine any losses that were not allowed for NJ that can be added to basis...He stated that NJ does not allow net losses on rental properties ; however, those losses can get added to NJ basis so he said he has to go back and review all my losses over time.  

Is it too much of a hurdle for the Local, Esq. to review the local law? 

As you narrow down your REI type, try to do the broad review approach to see if you have the resources to do that type or scale.  

Originally I was planning on buying a multi family in the area I live in, but after reviewing my lease, I’ve found that I really can’t break it and I have 8 months left on it.

Quote from @Chas Lumley: Quote from @Caleb Brown: Getting leases is typically done once under contract, I always have verbiage that leases will be reviewed by buyer within the inspection contingency.

I recommend requesting a review or a new appraisal that compares your property to similar multifamily properties in the area to ensure a more accurate valuation.

Well how many reviews were there and were they all 5 star. 10 Star now on Vrbo.