I believe sellers may be able to sue for specific performance in NJ.

I am just saying targeted funds will perform better through this than whole market.

For reference, I will not be performing any labor myself, but rather oversee subs, pull permits, ensure material is ordered and delivered on time and things like that.

In practice, however, I've never heard of (1) a bank realizing that the property was sold, (2) caring, since they're getting paid, or (3) exercising that clause.Some people only do Subject-To for a short time while they work out another exit clause. 

I thought of paying the fee after 2018's terrible stock market performance, but didn't and 2019 had great returns.  

We would be buying existing (performing and non-performing notes as well as creating notes using private financing. 

what kind of maintenance have the current owners performed?

Hi @Anna Ding most of the time a pre-approval or POF (proof of funds) is required as part of an offer to show the seller that you are serious and you have the means to perform.

Wanting to not hijack the other thread about RE agents - we are going to be looking at selling 2x houses, one of which is an under-performing $100-150/mo cash flow house that we think we have something like $50-85k equity, the other is a house that we think is worth $165-185k in a regular market that we own outright.We have been working with an agent for awhile, as investors. 

You hiring them should have been formalized and documented, including the W2s, just like you would do with an unrelated worker:https://www.nolo.com/legal-encyclopedia/why-its-tax-smart-hire-your-children.html1099s are not appropriate for your own 12 and 14-yo kids, because you exercise complete control over their work.