Not able to house-hack as I have a home that I will be securing a HELOC from and looking to invest locally (including Union City, NJ area). 

Sine we own our primary residence one of the banks we contacted suggested we use a home equity installment loan (HEIL) saying that it would allow us to make what amounts to a cash offer on the property and secure the loan with a similar term and interest rate to a conventional loan and the added benefits of no closing costs.  

I started a call script to be prepared for when leads contact me but I was wondering if any questions or methods worked out well for others.

I have also shown properties that are just dry-walled before, and have been able to paint an accurate + attractive picture for the prospect of what they will look like finished, securing the deposits.

Secure a heloc on each of the 7, or hard money lender.

What method would you use to find historical rates or predict the future property tax?

If you have solid properties or do the BRRR method and have updated properties at fair price you will survive.

Oh, forgot to mention: consider looking into the SEC angle and Pennsylvania's securities law as well.

you know this JV stuff really borders on securities issues..

I think I have hit on a decent business that could employ 1 or two people and still generate a very reasonable return.My thoughts are the renter's would sign a loss and liability wavier and I would provide security cameras and lighting.