We have a fat Heloc on our paid-off primary.

You should do a bit on analysis on the workings and point of any marketing system you use.Example.. your question: How many times does one call...Well to asnwer this not based on mere opinion, but on logic, commonsense, data, numbers and evidence...How would you react if a Prok BBQ place called you when you don't eat meat, to try to get you to try their latest special called "Baby pig ripped from the mother, slaughtered infront of the mother and served on a juicy bun"?

(I think) I vaguely remember something being said that if you make a purchase with your interest rate higher than the cap rate it will eat most if not all of the profit.

If you'd like to explore STR, you can purchase one of them under second home loan for 10% down which reduces the cost of the downpayment so it eats less into your $500k liquid cash.

A fat heloc is my recommendation.  

Property Taxes are a killer in NJ, they definitely eat up a lot of cashflow.

.- Quit drinking or going out to eat till debts are paid down.

Dump fees alone will eat that 1k.

The reason you haven't closed on a deal this month, is because you are committed to closing a deal this month and not Committed to cold calling 10 MLS listings every day for the next month.The reason you can't get rid of that stubborn belly fat, is because you are committed to loosing belly fat and not committed to running 3 miles a day.Essentially, my epiphany is nothing short of this.Focus on the process and the results will come.

I'm trying to purchase a 6 unit that needs some work and the 25% down required by most lenders will  eat up too much of my cash.Anyone know of a private lender who will go 80% on commercial who lends in NY?