Also a few reviews on google shows the mgmt company may need a shakeup I already budgeted about $250k for this, and the cash on cash returns can still hit 8-9%Financials are from the actual 2017 P&L so that's not an issue on pro-formas.

There are 2 types of "costs" to doing business - the financial and the business relationship. 

Just my 2 cents - but a license isn't really necessary to make money in this game.Yes, you will have to work for a broker for either a specific amount of time, or you will have to close some amount of deals before you can get a broker license -this varies by state, so check your local division for the requirements.So... are you asking about the financial costs? 

It takes some financial investment, but mail campaigns have been an effective tool to contact people who own property you would want, who share the characteristics of motivated sellers.

Unfortunately, I think this is a more of an issue with your deal financials, rather than the lender not willing to fund renovation costs.

As I commented in one of your other posts, it's definitely the accounting/financial/tax side of things. 

You might consider teaming up with a mortgage broker to share the cost.The list criteria should include Renters, age 30-50, Income $70,000 plus, high Financial Stability Score and with that many bedrooms I'd add in families with children.

They cited unstable building financials and high renters %.

Either the properties were priced too high where it just didn't make financial sense to me (mostly in the towns surrounding Trenton) or I wasn't fast enough to react and the properties were scooped up ASAP. 

I recently graduated college and started my career as a mechanical engineer and have recently decided that while I love my job I don't want to work for the rest of my life, and real estate investing makes the most sense to me in order to gain financial freedom before I turn 60.I have been reading a ton of real estate books and discovered the bigger pockets book on rental property investing which gave me a great introduction to all the topics and possibilities in real estate.