The sole reason for the post was to simply start to build a list of potential buyers.I was contacted by a lady who has good income but she cannot get a loan because it's 1099 income.

If I rollover 100k then maybe not so much but then I have to stay not earning any income for more years to come so I can rollover some more.

An Mortgage Loan Originator (MLO) license in CA will set me back just under $1,000.A Real Estate sales person License will set me back about $1,000 also.Just starting here and I need income fast.

If this is your way to get a NJ address and out of New York City and you're a high income earner, you can factor in saving on NY City income tax. 

If you want to 10x yourself, thing bigger and more creatively....and consider hiring a coach in the area of your focus (see links - first one is from my coach on ways to get into MF investing; the second is an interview I did to share ideas on how I got involved and accelerated my experience, learning and income).  

Since, I do not have a steady income, I would have to consider creative financing, hard money loan, and private money or another way of financing a deal.

She could not find anyone to rent her a home because she was a stay at home Mom with no verifiable income/job (left job to move home). 

My wife and I  have a decent income, i'm a firefighter and she is a cosmetologist and we had been saving money for a while and had been keeping it in mutual funds.

If you choose the delayed finance option, remember lender will be qualifying you based on credit score and personal debt to income ratios, also.  

(I have contracts in hand)My wife and I have very strong W2 income, and we also have another rental property cash flowing decently.