I would like to be as close to NYC as possible but want to stay within a tight budget.

Using your own judgement about where you think interest rates will go, and the cost difference between 1, 3, and 5 year PPP will likely land you in a good spot.

It sounds like you have the cash somewhere it's just a matter of accessing it and what way is most beneficial to you to do that.

Will,Sounds like your ready to take the plunge this forum will offer you tremendous help throughout your journey. 

I am looking to build my foundation first like all things in life.

Scale quickly, BUY more LOL, not sure what else to say,  he surely sounds like he is in cleveland you can tell by their accents.. nothing earth shaking in what he is saying..

Some options I've considered: - Forward 1031:  Seems to have timing issues (unless my purchase offer has a contingency, which will most likely make my offer pointless in my market).- A reverse 1031: Complex, and possible financing issues for the initial purchase before selling.

A lot of note investors, myself included, use ProTitleUSA like @Alecia Bolton alluded to.

I would like at least 75% LTV and a 20% down for the purchase of the target property.

I lease out a place occupied by an unmarried couple and a young child belonging to one of them.