@Daniel Sehy - I think one of the costs that I see consistently underrepresented in Offering Memorandums (OMs) by brokers are the leasing costs to lease a unit that is vacant and the associated "unit turn" costs that might come from painting, minor repairs, etc...

Another concern is your holding costs will be higher since there's association fees.

I’m currently serving as Vice President at Parker Realty Associates, where I focus on commercial and investment properties.

One of my associates suggested I join, so here I am. 

You're already on the right track here, but a great way to build relationships quickly is to attend local meetups and Real Estate Investor Associations (REIAs).

To find real estate investor meetups in North Jersey, check online platforms like BiggerPockets for local event listings and forums, explore professional organizationssuch as the National Real Estate Investors Association (REIA) and its state-level branches, and visit Meetup.com, Eventbrite.com, REIClub.com to search for real estate investment groups in your city.

I see the vendor associated with this site (CC), as well as others, but signing up for a service and getting blasted with lawyers that may or may not be appropriate doesn't seem like the right way to go. 

Asset protection begins with proactively identifying the most likely risks associated with operating your real estate business and operating your business in a manner that will reduce the likelihood of those events occurring. 

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

The main ways are:Direct to seller: If you’re dealing with the owner, you can put your offer in writing using a standard purchase agreement (your local Realtor association or state website usually has templates).With an agent involved: If the property is listed on the MLS, you’ll usually need to submit the offer through the listing agent.