@David NaccoIn order to take the home office deduction, you must use the room/building/clearly divisible structure exclusively and regularly as your home office, and it must be your principal place of business.If you're building a separate structure you generally would not "write off" the construction costs in year 1, rather you would capitalize and depreciate the structure over 39 years. 

So if you ask for a "line of credit on an investment property" that should get you to the COMMERCIAL division.

I don't have an eviction attorney for Hudson County, but you should familiarize yourself with the "Truth in Renting" document (http://www.nj.gov/dca/divisions/codes/publications...) and NJ Community Affairs website (http://www.nj.gov/dca/divisions/codes/offices/land...).

Charlie Nghiem , go to a local bank that does portfolio lending.Then speak to someone in their commercial division about a commercial LOC or mortgage.

If not, call the city and ask for the Permits division, they will be happy to tell you everything you need to know. 2.

But in better areas like 48221 and other sub divisions, flipping is viable exit strategy.

The Division of Real Estate is seeing an uptick in cases involving two types of cases involving long-term home ownership: Wholesaling/Assigning Transactions and Distressed Rescue Transactions.Wholesaling/Assigning TransactionsInvestors and real estate brokers are targeting people with home ownership of over 20 years.

The landlord-tenant laws in NJ tend to favor tenants.Here are two websites you should look at:https://www.state.nj.us/dca/divisions/codes/office...https://lsnjlaw.org/Publications/Pages/Manuals/Ten...What kind of rental agreement have they signed?

I agree with @Joe Villeneuve with regards to the benefit of leverage and spreading out the risk, however, the rent to cost ratios and the division of the profits with your money partner may not net you as much as you hope for with buying properties at that price point.

Labor division would be 75% me 25% him.