I have it stuck in my head that if I want to scale to a reasonable portfolio, it’ll be tough to do that in NJ with how high homes are priced. 

Even small-scale operations like beekeeping, organic farming, or growing specialty crops (e.g., lavender, hemp, etc.) can generate income.Hunting Leases: If the land has good wildlife, you could lease it to hunters during the appropriate seasons.

I am focused on small-multi fam (selling, buying, scaling).

I assume when you say scale you mean rental props. so few ways.HML  get a good enough deal to rehab and then refi and get all your money back.owner finance/ sub to wrap with little down.

After it's rehabbed, you could then rent both units and use the cash flow to offset another primary residence or potentially refi and use those funds to scale your portfolio.I wish this policy change was being talked about more because it unlocks a creative new strategy for investors in MA, since you do not need to owner occupy to do it! 

Right now I wouldn't mind to scale with duplex .

If you are trying to maximize space you may want to consider convertible sofas and/or one that has a pull out option.As far as material my preference would be a darker neutral color microfiber that would be easier to clean.Possibly most important is looking for one that is commercial grade for durability.

Starting small and scaling up is a tried-and-true path, and this community is filled with people who’ve walked that road and are eager to share their experiences.Feel free to ask questions, share your wins (and challenges), and tap into the collective knowledge here.

That would be enlightening about the scale of your operation for all the people who'd like to replicate it.

Louis in the 63136 area and got my first tenant but I am looking to scale and trying to figure out how!