That said, it's very possible you may need to honor the remainder of their leases.As a final note, you called this person a "client," which means you owe them a fiduciary duty whereby you put their needs above your own.

@Matthew Rembish I agree with @Jonathan Twombly I don't know the NJ market well at all but just from the standpoint of underwriting conservatively, I think is very vital that you are if you have to make a decision more conservative than not in your underwriting process. 

So, there's no expected discount by going to listing agents on your own.Also, if you go through the agent on your own, the agent still has fiduciary duty to the seller.

Also a good inspection can be expensive over time but IMHO but they are vital.

I will have military orders assigning me to a new duty station which I think legally covers me, but I feel uncertain about receiving a new loan from them with my old one being so new.

Hi @Javier Hamlett...I'm no longer active duty but I know that you can start investing without major issues while still being on active duty.  

I'm a newbie so I'm not 100% sure how to determine it's vitality.

If your still active duty or have a stable w-2 income using that $40k you could expand and buy more real estate.  

Currently live in a townhome style condo in South Riding, VA, but due to relocate within the year (active duty USAF, enlisted).  

I am active duty Navy, so I have moved around quite a bit.