Now, based on the information from you and others, my options are not in my favor.

In NJ, your best bet is to make it as easy on them as possible since tenant's rights are way in favor of the tenant.

However, at the 20% mark, I could pull a HELOC on my primary of up to 90% rather than using the HELOC on my investment property which is cheaper and has less favorable 70% LTV limits.If I'm understanding what you're saying correctly, you would say this is a poor allocation of money?

The moratoriums on evictions will likely run through Spring 2021.If you are getting a good deal on the purchase & you expect to have at least 30% equity after you make renovations & have the cash reserves I would push forward (you can also renegotiate with the Seller to make the deal more favorable). 

If you don't have someone that will do it as a favor, I would be seeking a partner that gets cut in on the deal for simply signing the guarantee. 

The issue is the type of financing you can obtain. 1-4 units is treated the same, and being an owner-occupant can help you get favorable terms from the bank such as better interest rates or a lower down payment.

The inspections can actually work in your favor and the checks are stable.   

What I never could understand was why the homes in Belleville and Bloomfield sell for similar prices yet from a commenting standpoint and education standpoint Bloomfield is more favorable over Belleville. 

Use the favorable terms offered by an owner-occupied conventional mortgage. 

The Solo 401(k) also has the advantage of being more favorable for real estate investments using debt-financing such as a mortgage - as the 401(k) is exempted from a small tax called UDFI that an IRA would pay on the percentage of income derived from the borrowed money.So, as you continue your research and get feedback here on BP, think about what type of program will best suit your needs and be sure to ask questions along that line.