They have lots of options for you, depending on your budget.

Right now I am just looking at my options, nowhere specific too specific.

The monthly fee for renters ins I thought should be optional as renters insurance is so cheap and I already provide hvac filters. 

If you can buy with 20 percent an hour away, as you said, that seems like the best option if the finances and numbers work for you.

From time to time, I will see brokers list in the private remarks - "The property can't close until X date unless the buyer wants to pay for early issue title insurance. " This may be an option for you but TIME IS MONEY and why lose potential buyers or offers by creating roadblocks to your flip project.

Since you're putting 15%-20% down, a conventional investment loan will likely be your best option.

There is 3-5% down payment options you can use.

For funding, explore options like FHA loans, personal savings, or creative financing, and focus on New Jersey markets that align with your goals, such as Newark for rentals or commuter towns for house hacking.

You won’t find many seller-financing deals here, so if you're looking to scale quickly, your next best option is the BRRRR method—using cash or hard money to acquire properties and DSCR loans to refinance into. 

Thank you,Jerry Jerry, I recommend getting in touch with an experienced broker who can educate you on all the possible options in the investment space for cash-out refinances.