Some of my leases need to be updated, including increasing security when increasing rent; putting in clear violations (such as tenants using electrical heaters, which is a fire hazard); having a reliable attorney ready should any legal issues arise.

On the other hand, waiting until after the tenant leaves allows for a smoother rehab process and reduces vacancy risk, but it may impact the immediate refinance value and timeline.

This would also include any new Tenants just as above in sect (f)(1).

If so, have you ever done a buy and hold partnership deal that includes one partner invests and the other lives in as principal residence for 2+years during renovation and manages property until sale? 

Have you included a clause in the lease agreement indicating that they will be responsible for damages beyond normal wear and tear?

When deciding between investing out of state vs home hacking in Oakland, keep the following in mind.Oakland House Hacking:Proximity: Living in Oakland while house hacking enables you to maintain a close proximity to San Francisco, which might prove advantageous for property management and maintaining connections with the local market.Possibility of Appreciation: Property values in the Bay Area have increased historically, which is good for accumulating equity over time.Local market dynamics, tenant preferences, and potential obstacles might be simpler to comprehend when one is in a familiar location.Demand for Rentals: Oakland has a robust rental market, and you can discover good demand for rental units if you pick the appropriate property and location.Creating Local Connections: If you live in the Bay Area, house hacking can assist you in making local contacts with property managers, real estate agents, and other investors.Investing Out of State:Investing outside of your state may be more affordable and enable you to use the same funds to buy more than one property.A few out-of-state markets can have more favorable cash flow prospects in contrast to the pricey Bay Area market.Geographic diversity, which can help reduce risks related to market-specific variations, is made possible by investing in a variety of markets.Hiring a local property management business, which offers a more hands-off approach to property management, is often necessary for out-of-state investments.Remember, both options have their advantages and challenges.

Participation in actively managing the property, in addition to other factors, changes whether or not losses from a rental (losses that may include bonus depreciation) can be used to offset non-passive income (W-2, 1099, etc). ...

Has any one had any success helping a seller get tax lien relief in the past or negotiated with the city to get the amount of tax liens on a property reduced?

It’s crucial to ensure you’re compliant with your city’s requirements, including permits, taxes, and safety regulations.Ok - that was just a stab at it. 

Also including the tenant friendly restrictions limiting any ability to evict still in nj