Prove of funds to close the transaction banks statement.The problem is, I haven't been approved for any loans yet.

Verbal agreements are normally binding, if harder to prove. 

The sale price says $325, but it's tough to tell if it wasn't part of a larger RE deal. 

If I was starting from scratch and did not have enough money to both contribute to a 401k and invest in RE, it might be a tough decision.

I’ve applied for multiple credit cards but haven’t gotten pre-proved for any yet.

Curious what others think on roofs, but I think it's tough to get back your investment on that, unless it was an absolute necessity to make it qualify for financing. 

As far as tenants claiming not to be able to afford this increase, I'm not sure if they would have to prove through paystubs or something. 

From what I understand if they’re month to month and you go through all the proper procedures in NJ then if you can prove you have nowhere else to go then that would be one of the few exemptions to evict during the moratorium but that would only be for a month to month tenant, not someone with an active lease in place and you want to end it prior to the lease date.

Appreciation is pretty darn tough to forecast. 

Just saying.....buy-in is tough though, so I get it!