Where my roadblock comes is that I have read on this forum a number of times that using a HELOC for a down payment can quickly over lever a person and that is something I don’t want to do.I have thought about DSCR loans, house hacking, BRRR (I love the idea but not so sure the wife would love it with the construction, especially if it is a house hack as well), and a few other methods of acquiring my next property.

The listings on the sites offer fantastic pictures with great lighting with descriptions written in AI.

House hacking is a fantastic strategy, especially in a market like Northern New Jersey, where proximity to NYC can offer great rental potential.To get started, you might want to explore local real estate investment groups or meetups in your area.

There is also a New program that just dropped the down payments for 2-4 unit investment property purchases to a 15% Down Payment making it easier to afford for inventors now.I am also hearing about a lot of "subject to" deals people using Pace Morby's method or cruising on Crex to find deals.  

I feel like I'd like to start looking at more deals in different markets, as I'd like to make a purchase before the end of the year, but I need to feel confident about the following: (a) understand what returns I should be shooting for(b) have a fast 10-min evaluation system to make initial, high-level assessments of the deals(c) have a more in-depth evaluation method if it passes the sniff test. 

They didn't lose their jobs so there was no decrease in rent or vacancies.Since 2015, the average annual appreciation and rent growth rates were 9% and 7%, respectively.Less than 2% vacancy rateWhere did I come up with this method?

If that is your intention the slow flip method is not for you.

I do not post looking to offend; I am genuinely interested in finding a way to join the real estate business, though I am too low on funds for most other methods.

For those of you who have done BRRRRs, what financing methods have you used to cover both the purchase and rehab costs—ideally up to 100% hard money?

Absolutely not, it's fantastic, but it's just ONE piece of a much larger puzzle.