Are you looking to invest locally in NJ or are you looking to venture into some cheaper markets? 

I will also need help of civil engineer for feasibility assessment and prepare Site subdivision Pre-Submittal application for Hillsbo county for us.

Any suggestions to “over engineer” to prepare for a renter?

You have options such as, traditional financing as Nick mentioned but there are other options such as learning how to wholesale, networking with private and hard money lenders, doing a joint venture with someone who does have the capital or connections, etc. 

We are eager to learn and eager to work on this venture.

So, you should be prepared to modify any lease you find and then have an attorney approve it.2) What you thought would work yesterday, tenants will find loopholes in.

If there is no loan, or just an unsecured note, get your brother in law to sign complete loan docs prepared by an attorney who knows what he or she is doing.

This could be an LLC jointly owned by the contributors or a Joint Venture agreement, but you'll be thankful for this structuring 5-15 years from now.If you are using OPM to take down a property and you'll be cashing them out, then you don't need a structure like this necessarily -- a promissory note and related instruments can be used and then once the cash-out happens they are paid off and released and you own it pure and simply.

I would venture to say that what you are describing is that speculators have been buying up lots in Kensington (speculators do such things because they are using money to purchase items that they think may do this or that), but investors are only the ones who purchase based on what the market is proving a willingness to do. 

This fixed it flat out. 2ndly I prepare a 3 day notice in advance so on the 6th I deliver it via a photo in a text and then to their door.