Private money loans can even be obtained on day 1 of closing collateralized against the equity in the home you pucrhased, assuming there is some.  

After 5 years the borrower couldn’t obtain financing to make the ballon payment.

Looking at buying a house in Northern New Jersey that is under public guardianship.

Are these known as "Public Adjusters"?  

In other words, if an issuer followed the guidelines for a safe harbor private offering, he can be sure that the offering would not be challenged as a public offering by the SEC.

Meaning that the county doesn't share sales price publicly. 

You should run numbers on both a mortgaged property and a property paid with cash for COCR purposes.As for rule of thumb, many investors would like to leverage their ability to obtain mortgages and start with a lot of units, versus dumping all working capital into one unit and not being able to make further moves until its regained (which could take years).It sounds like you don't have a single property -- I'd recommend running numbers and taking the plunge on a mortgaged property, getting some experience and operational protocols in place, and then expand from there.

The goals I didn't hit included a monthly income passively that I wanted to hit and obtaining my first multifamily.

I.e. the P&I calculated from BP tools mortgage calculator is giving me a P&I $100 over what the real estate agent provided me with.Regarding comps, what is the best way to obtain the data for them?

Since I live in a non disclosure state, Previously sold properties and their prices are not released to the public.