The total cost of project is more than we can qualify for based on personal income, although our W2 income and credit score all work in our favor.

The SBA assistance is in the form of a low interest rate loan.

I self manage 4 properties on my own and I don't think there is that much paperwork associated to bring in the cost of a VA. 

Let's break down your equity based on your numbers:Property 1: 6.5% return on your equity (yearly cash flow/Equity)Property 2: 6.08%Property 3: .88%  Property 4: 2.09% Property 3 and 4 are definitely too low of a return. 

In 2019, I utilized the BRRRR method to purchase a home, starting by **Buying** a distressed property at a low price.

Unless you know NJ landlord/tenant laws along with the commercial side of it, it may cost you more money NOT to hire professional management. 

Can I expense my moving costs if I am moving across the country to pursue RE investing full-time in another state?

If the interest rate on their loan is low enough then the payment might be somewhat less than what you'd pay on a new loan today.

Even with low inventory, they have found lots of success in the Cincinnati market.

I’d be more interested in why the credit scores were low and what the husband had been doing all this time.