Please recommend a lawyer who works with fixed fee and does not charge for every min s/he talks to you. 

Great cap rates and cash flow!

@Steven Olivas you've posted about "Sentinel Opportunity Fund", "Building the Right Team" and now, "$100k Cash what to do?".

More like  2X to 5X the cash out.. these are done with builder developers on their deals So put out 300k get 300k back in profit plus the interest rate. most small builders/ developers need to have a equity partner so you just do both you lend the money and are the equity partner.. pretty clean..

All great things to consider and I appreciate the recommendations. 

You drive and I’ll buy.  

Since they do not require closing credits and you do not draw on the funds nor pay for the debt until you take the draw of the HELOC it is best to get started on it now so you have funds ready.

However, if you want a well-designed, maximum over-funded policy that can be leveraged for real estate investing, there are really only just a few companies that have everything you need.Minnesota LifeAllianzNational LifeAmeritasI don't want to write a book here, so if you want to know why most other companies WONT work, just PM me.

My business partner and I have been speaking with a VC company that is heavily invested in NL and learned that if you purchase a building in a QOZ and hold onto it for 10 years you can avoid the capital gains. 

BRRR house hacking using 5% down loan and applying down payment to renovations forcing appreciation is tough to beat and allows you to move quickly in NJ.