There are certain towns for sure that have now gone past 2007 values, but on a state wide basis, or even northern NJ on a whole, we're still going up.

It is pretty widely accepted that you are able to refinance after closing on your replacement property in a 1031 exchange. 

Another right approach from you :-)  Real estate is also very wide, I would avoid investing in MF syndication at this time around except if the property purchased has large discount. 

So it makes sense to choose a home that will make a good rental right from the start.Common factors that real estate investors consider when choosing a good rental property include:The neighborhood, which will influence the type of tenants the home will attract and the rent they can afford to pay.Property tax rates, which vary widely from one place to the next and can have a significant impact on the total return of a rental home.School district quality, crime rate, and overall neighborhood ratings affect occupancy levels and the overall value of the home.Job market and population growth are two indicators real estate investors consider to help predict the future demand from tenants for rental housing.Housing Price Index (HPI) and Housing Affordability Index (HAI) are two other metrics investors use to anticipate rental property demand, because when home prices are unaffordable more people may choose to rent rather than own.Average rents and rent growth also affect where to buy a home to house hack, since the rental income will be used to pay for part of the mortgage and other expenses.

I know 3 that write them locally in DFW...and only one of those will do it state wide.

If you go with wood and you don't want wood showing on either side of the walls they make a thin metal cap that can fit right over the stud to make it look like its all steel/professional construction, not that wood isn't professional, but you smell what I'm stepping in:-)  BTW, on the rolled 3' wide metal, the big box stores can't compete with the local rolled metal suppliers on price.  

In my area, the comps are wide enough that Delta is sometimes $300 PSFT.

Appears to be a wide spread problem customer service from Stessa is cooperative they are just unable to fix.

There are many factors that come into play with a multi unit building, especially crossing the 2 unit number and the 4 unit number, the city will expect more out of the owner and the people hired to do the work and having someone experienced in handling the sale and ownership/management of a 6 unit building will prove to be worth its weight in gold, there may also be various help available from the city (and other levels of govt too) that aren't widely known, but that someone well versed in this market will be of much help with.Good luck to you on this and thank you very much for your service to our country too!

I'm sure the rest of the deal will be fine, we have one extra work order that he is asking for because of a roof repair that was done poorly buy the old owner so we will fix properly to sell for top dollar.All and all the choice to buy a 1880 sq ft triple wide on a permanent foundation sitting on 71,000 sq ft of horse property for $184,000 was a good choice.