Things like zoning and section 8 ratios can play a factor.

You're better off calling because you'll drive all over God's country and maybe the guy is there, maybe not.Rates have risen that high and will continue to rise. 

Even though they are a paying tenant we didn't know if it could cause problems for us down the road to continue having them living in our property without a signed lease.

We have worked with thousands of borrowers, and continue to, due to our superior customer service and knowledge of this business.

We now have 150k cash to play with to acquire a property that is currently listed at 700.

I feel like long term the Hudson County area properties will continue to appreciate as demand gets pushed here from an increasingly expensive New York market.Are there any experienced real estate investor's with their brokerage license that can sit down with me discuss my options moving forward. 

Is there general advice right now to get money onto a fixed rate asap, or is there projections for continued low rates?

You just have to play nicely with the SEC like what @Robert Borr was saying.Step #1- Just go meet people that you believe would be interested in learning what you have to say in the future (Don't talk about returns, etc. 

Everyone wants a lipstick flip which is non existent nowadays unless you're willing to take razor thin margins or make some kind of appreciation play. 

As I intend to bring A trusted lender with me for future purchases it would almost be like the bank making a continuous stream of income in away.