Fellow NJ investor here!

If you don't want to manage another property, you can do a 1031 and invest in a DST, becoming a passive investor.

If it's a rental, generally investors use DSCR cash out refinance which allows you to pull cash out based on the rental income.

In addition to the workmanship, you want to work with someone who is good at managing time, people and his relationship with you, his client :-)    We are actually building out a network of approved contractors because one of the biggest pain points investors and landlords face in Philly is finding reliable solutions. 

I've done hundreds of transactions as an investor and can tell you that we are hands-down the fastest and least expensive in Georgia and just about every other state we service. 

>>>>>Questions for my seasoned investors................Have you ever submitted a counter offer on an over-the-counter tax sale property?  

I am an out of state investor.

A smart investor will finance at current market and benefit from the difference.

Any contacts or local investors worth getting to know?

I'd like to keep $100k equity for myself and sell the other $500k to equity investor(s) so I can keep the excellent mortgage (fixed at 3.25%) and take advantage of the cash flow and build more equity.