That won’t work so I will continue to seek out a bank that might be willing to do as you said and I could bring 10% to the table.

I have significant amount of money invested in stock right now and reasonably trust the average index fund return rate of ~9.5% to continue (of course, been getting much higher than that the last couple years, but we're in a bit of a bubble).

I would encourage you to educate yourself.

After a few more appeals she finally lost but continues to file appeals that the court system keeps shutting down.

There does not appear to be room for reduction in operating expenses.I am doing my own due diligence but would also like feedback from others in the local area as to what they think of the location, the property and prospects continued growth in the area and for increasing rents.

There does not appear to be room for reduction in operating expenses.I am doing my own due diligence but would also like feedback from others in the local area as to what they think of the location, the property and prospects continued growth in the area and for increasing rents.

Yes, continue with a court case, and you will get a judgment, and it will be uncollectable, so get it framed and keep it as a nice reminder. 

One thing that rarely gets mentioned here is that you also pay for the education the JV partner provides you.

Hands on education is one of the best ways to actually absorb what you’re learning and test ideas.

I would be very concerned that they didn't really have the cash up front to handle the move, given that that I believe the laws in NJ are more tenant friendly if they continue to be a problem and an eviction is warranted eventually.