Answer to that is you need private lending?

The only reasons I would consider it would be to qualify for some private loan if I didn't want the loan to be under my personal name or if I was looking to finance a property before the seasoning period.

Hard money lenders and private lending institutions/businesses will loan up to 70% of arv including rehab cost. 

Is Private equity buy out or REITs a feasible option..etc?

Please suggest any lenders who can help with such project here in Central New Jersey. 

These people would be lenders, property managers, and real estate agents.

for example Chris, here's the actual DSCR from marketing vs reality and this is coming from one the best sponsor outthere:---------------promise---DSCR every quarter-----DSCR1.100.8440.8100.8130.817DSCR 1.71  1.16 1.1 1.0 1.05As you can see DSCR went down by 0.30 - 0.70 in some extreme cases and most lender I analyzed is also having similar pattern.so big sponsor is also decaying slowly....

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From talking to lenders, I need to accept at least one job offer and have an actual job after college in order to qualify for a loan since I don’t have two years of tax return from my business.

You can also consult with lenders, brokers and ask them for suggestions on who might be a good real estate mentor and most will be able to provide one.