I went to Google and searched for "New Jersey purchase agreement" and came up with a lot of options, including the official REALTOR contract.

If something has only a 1 in 2 chance of occurring but returns 10x if it occurs, that is typically a good investment.My last purchase (not the one I am currently under contract but last purchase) was large negative cash flow at aquisition.  

Quote from @Heidi Fischer: HelloI’m a high W2 earner and have been looking for a STR and finally went into contract but can’t close until mid-end of December 2024.

If you decide to build new construction, be very careful with builder contracts out there. 

We signed a lease-to-own contract for 60 months.

We were under contract for another place and walked away because of a 2" drop in the house in one corner caused by the foundation not going below grade and the owners not willing to do anything.

Like in our area, most of what I see hit the MLS there goes under contract quickly, so would be nice if you can find someone selling off market. 

.- Generally landlord-friendly state, no rent control- Secure government jobs/contracts make the real estate market much more resilient to recessions / major corrections- 15-minute drive to the Capitol of the United States- 4 Seasons- 15-minute drive to Arlington, Virginia (Amazon Headquarters 2 ((2017 announced, 2030 is bringing 25,000 new high-paying    jobs to the area)), Boeing Headquarters (2022), Microsoft Headquarters (2021), CoStar Headquarters (2024), Bloomberg    Headquarters (2017 expanded), Deloitte, and the list goes on)Thesis:Although more companies continue to go back to the office, there will be a shift toward a good amount of workers being able to be in hybrid roles.

Active = Income earned from Material Participation.Whether that's SMB, W-2, contract income, or prof real estate.This is income where ordinary tax is paid and losses offset other income.

I had an investor that was willing to put it under contract and then it nearly fell out when he asked for too much from the business owner.