i dont see them going below 5%.

I did see that.

Still gotta get J Scott's books seeing a lot of positive feedback here on those so I'm sure I'll learn a lot from them.  

I would want to see the specific written agreement on the taxes before I cosidered such a thing.

I personally use prop stream for my business needs, allows me to see everything I need to see.

I'm curious what you decide to do but agree NJ is tough and lot of other flippers are in the area putting cash offers on beat up homes before we even see them hit the market.

In my opinion, this is how I have always done, but it takes awhile to see the returns but is good for a long term hold.

Thanks Gents,I'm sure I could find a better deal somewhere else, but I'd like to invest in markets that I know which are all in CA and mostly in expensive parts of CA (San Francisco, San Diego for example). 

I'll need to do a better deep dive but I cant see why there's a hype for these the LTR/MTR.

Agreed, in 15 years I've never really attempted to go after the wage garnishment, but now I'm looking at the option to see what the process looks like.