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

Fellow NJ investor here!

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 am an out of state investor.

To ensure compliance, it's important to have your IRA custodian review the loan documents to confirm that the carve-outs align with the IRS guidelines for IRA investments in real estate.

Any contacts or local investors worth getting to know?

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

Today will be last day to run the numbers on the deal to ensure everything is prepped to be vetted by an investor  

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

Just in case you need to have whatever this is documented in the future you have some time of written record of what is going on.