As a Realtor, I pay almost nothing in fees to my brokerage compared to everyone else I have talked with, but my brokerage is not a big brand, I don't have a built in-assistant/transaction coordinator, there is no training program except the school of Hard Knocks, and most of my marketing I have created myself.

The original idea was to house-hack using an FHA loan in addition to a down payment assistance program offered in my area.

I would have to spend roughly 5k to get it ready to rent after that and then would refinance it to a conventional 30 year mortgage with 20% down.

I would recommend you make the offer YOU are comfortable making, and instruct your agent to add an escalation clause up to an amount YOU are comfortable spending, including higher than asking price.  

Also, joined Roofstock family, as well as Homeunion, and I was convinced that SF homes would be the best option, but after spending some time on your forum, I think multiplex units are better for a first timer like myself.

You can do this 3 ways - decrease spending, increase income, or both.  4) Set goals and stick to them.

Even my assistants are experts now in underwriting deals for investors lol. 

Would appreciate hearing from NJ CPA's who are familiar with the ROBS program and can also assist me in evaluating businesses (non RE) for purchase, as well as tax strategies.

Until then, plan to spend a lot of time at the property.

Did it slowly go bad over time, did you pay up front and they decided to spend their time elsewhere, etc?