Or alternatively, if anyone has been based in NJ and invested elsewhere. 

Any suggestions for alternative funding?

The alternative is you raise funds a deal at a time after you have a deal under contract.A fund requires a different filing and there are different (higher) costs.I am not saying you should pick one or the other.

John,Be sure to check with the Non-FEMA alternatives for the Flood Insurance.

Also if the report is clean or has liens that survive foreclosure an alternative is a deed in lieu.

Awesome thanks guys @David_Edwards, I was thinking the same thing as an alternative to retail regarding the ADU.

If I estimate $30k in rehab costs, how do I enter information into the calculator if I'm using a HELOC to fund the $30k rehab, OR alternatively, how would I enter it if I'm using cash to fund the rehab?

Plus they like to see you own the property for over a year.The next option is an alternative option that will do a cashout with no seasoning and they dont require tax returns either.Rates will vary based on loan type, loan term, and LTV.But you can do a 30 yr fixed loan, interest only loan, and or hybrid arm loans that are fixed for 5-7 years without a balloon payment.The biggest benefit with the alternative source is the ability to cash-out without any restrictions and customize your loan.

There are several alternative booking platforms that are free and low cost. 

Alternatively, if you both have the same drive go out and hustle.