Figure out ways to source off-market deals that are closer to meeting the criteria you are looking for (The higher your standards, the more difficult it will be, but that's the point of good deals).

Not sure if this is the right place to post this but can anyone help us find a lawyer/ title company that deals with creative financing in central NJ?

Besides the fund management fee, do you build in a percent of the deal? 

They do have a post suggesting they will do deals above a 1 to 1 ratio but give no specifics.

The earnest deposit of 40% from the accepted offer is a significant indicator of buyer commitment, but it may be forfeited if the deal falls through due to relisting.While the second highest offer of $2.855M is attractive and already under contract with a substantial earnest deposit, the decision to relist for potentially more (up to $3.15M) involves weighing the risks and rewards carefully.

How do you know it's a good deal? 

The market is kind of in a stalemate with owners who aren't forced or want to sell just holding on, and buyers waiting for deals at prices that make sense.

Have a deal I'm analyzing, but I need some more insight as to how to get a solid ARV, since comps are sparse.

Totally depends on the deal.

I just picked up a Duplex ALL IN, 75k, rents will be 900/ 900, that's a deal :) Good luck