(I own residential in Hoboken and developed commercial in Paulus Hook.)Development of Lower Manhattan commercial space and its increasing uptake by former midtown occupiers is drawing Upper West Side and Upper East Side residents to Hudson County and Brooklyn for family sized residential and improved commutes by ferry and PATH.

Given that owner occupant loans are hovering around 4%, I think you will not likely find your target rate.Getting a second mortgage will be more expensive interest than a refi.The costs of the refi depend on the size of the loan and the fee's your lender charges.  

I have a contract on a 4-3 1650, Lot size: 9,827 sqft appraised 275K and AVR 398K. close to major university. the property needs work and taxes are delinquent.

The Air Force recently announced plans to increase force size for the first time in 6 years, in addition to the recent increase in housing allowance for military members, both of which I expect will also have some positive effects on the market here.

Assistance animals, including service animals and companion animals, are NOT pets.Because assistance animals may be any breed, size, or weight, housing providers should reasonably accommodate a tenant with a disability-related need for an assistance animal by waiving any size or weight limitations that might otherwise apply to pets.When can a housing provider deny an assistance animal?

In reference to what you said about "most investors", your sample size of "most investors" is probably very small and limited to the investors you are aware of.  

In my case, I can go into the same zipcode, and in the NW corner have it perfect for flipping, the SE corner perfect for Holding, the SW Corner perfect for both, and the NE corner where neither will work...and the size of the zipcode is only 2 miles by 6 miles.

 $650 is the max monthly rent for units of that size.  

I would suggest that you get a clear direction from the JV investor as to the criteria:  rehabs come in all shapes, colors and sizes. 

She was approved for a loan of this size, but she didn't make us or the lender aware that she had some medical debt.