You've gotten a lot of good info and I see that you understand you are likely to be around break even and using the tax deferral strategy as the key goal. 

Does anyone have some creative ideas on how I can break into the market?

What would you do with  $100k HELOC to break into the industry?

Our Mountain cabin more or less breaks even for now and that is fine as I like going there and it will do better over time.

.✔️ Avoid tenant screening nightmares✔️ Build systems to stay cash-flow positive✔️ Get a proven 90-day playbookAshley Kehr is breaking down exactly what she learned from her first deal—plus the simple systems that keep you sane and profitable.👉 Register free for the Rookie Landlord Playbook webinar (Sept 23, 4-5PM EST) at https://bit.ly/4pjtdps.

So purchasing a traditional turnkey property in NJ you may be at a break even day 1 but year over year with significant rental demand and increases in rent a break even property has potential of turning into a cash cow.

You don’t get extra tax breaks just by having the LLC.Liability Protection: The main advantage of an LLC is asset protection.

i figure leveraging some of that equity (450k or so in total equity in that property) as well as financing the other deals with a good down payment will alow me to scale and have the tax breaks at the same time. 

We have done breakfast, dinner, small workouts and break out sessions.

Considering selling it and hoping I can break even or at least not lose too much money.