@Henry T. from what I have experienced NJ is fine if you know the areas to avoid.   

For example, they can finance up to 70% of the ARV meaning, if you have a perfect 70% deal (purchase price and rehab are withing 70%) they will cover those cost for you.you will still incur closing cost, taxes, and insurance cost though for example.True 100% financing (ZERO out of pocket) typically requires solid relationships with private lenders or a combination of hard money lender and private lenders.

Finding new tenants during the colder months can be challenging, and we aim to avoid any prolonged vacancy periods.Enhanced Flexibility for Tenant Management: Another factor influencing our decision is the greater flexibility it offers our property manager, ****, to effectively manage and find tenants during the summer months.

That's how you avoid the "release clause" of the blanket loan.

Their proposal would affect both building and storm water retention which would require going back to planning, which I was hoping to avoid.

If tax returns and DTI is an issue look at private institutional lending. 

Additionally, income from an active business inside of a retirement account will be subject to UBIT (unrelated business income tax), so be sure to consult with a qualified tax professional about the implications. 

@Alanna ThomasIf you financed your property through a lender that escrows for your taxes and insurance - that stays in place regardless of what you do with the property (ie rent it out, etc).  

I would prefer to self manage to avoid the high poperty management fees (I think its around 10% + 1 month leasing fee, etc.) and I also worry that the property manager will likely not be as dilligent in finding high quality affordable vendors, etc.I see 4 major pieces of work1) Tenant finding: I feel comfortable doing this remotely.

So gift the proceeds tax free or put my name on house and sell it?