I am located in Union Co, NJ and have found 6 great deals of late but could not fund them...PLEASE HELP!!!

(The monthly cash that previously was paying the mortgage on your residence now goes into real estate investments *and* you are using leverage to fund / accelerate your rental properties.)Do the above goals conflict with each other?

This is also after a lot of back and forth with the buyer first saying they would accept a letter from the HOA stating they are responsible for fixing the sheathing and then deciding the email from them wasn't good enough.Here is the contract language in this regard if anyone is curious:If the infestation report reveals the presence or indication of or damages by termite infestation or other wood destroying organisms, Seller shall remedy such deficiencies and shall furnish the Buyer with an infestation report by a qualified/licensed/bonded pest control operator (dated no earlier than 30 calendar days prior to Closing) that the Property is free from infestation or any damage herein mentioned; or documentation that the infestation has been treated and damage has been repaired as appropriate in a workmanlike manner on or before closing and reported by an appropriate licensee.

So I reached out to a hard money lender and a private lender but there taking forever to get back to me and I need to have a offer /proof of funds by next Monday.

The closing attorney would wire funds to the lender for the release amount and they would clear the deed for that specific property. 

This is where you could meet a lender that you can broker too without your own funds.. although no experience maybe a little tough.. could be good to get a job with one first learn the ropes then move on to your own brokerage. 

For 3 years I have been JVing with a partner to buy Mortgage Notes (6 plus to 1ur holding) - simple process of funding to buy the Note, receive % split on income and same doing a % split for selling - all proceeds went back to SDIRA. 

You have a track record of closing on deals, so when having conversations with brokers, definitely bring that up.Here are a few other tips for winning over a commercial broker:Pay them a consulting feeTake them out for coffeeVisit their recent sales and tell them what you do and don't like about the properties as it relates to your ideal investmentProvide them with information on how you will fund a dealConstant follow-up: whenever you perform a task that brings you closer to completing a dealOnce you know how much cash you will have ($225k or $675k), you can figure out the max purchase price you can handle by assuming you will need 30% to 35% of the total project costs in equity.

But, how many others out there also like paper assets (equities, bonds, etc.)? 

I was even just listening to some of the first podcasts today -i think it was show 11 or 12 or so  - on private funding through seller financing and how they highly recommended not even approaching the subject of financials until they had met and talked at least 3-4 times prior.