I have a hunch that the best route for me to take is to partner with some self storage development experience....If you've done a JV how did you find your partner? 

Either way, thinking about what adds the most value to future buyers or renters will help you decide the best route.

For me, a regular 1,300 sq ft house with new roof and windows I am not spending under $60k+ currently

I'd rather not take the legal route but need some commitment that they'll pay the outstanding amount shortly.  

@Rebekah Noriega I agree with Sultan that each funding route has it's issues - for 401K, if you're tapping it before you or your husband are 59 1/2 you'll incur a 10% penalty unless you meet some very specific criteria.

If you dont live there or have a team set up I HIGHLY suggest not going that route. 

Can we buy initially as an individual and then re-buy as an LLC in 30 days if refinancing isn't an option (though not sure how we'll get our 100k this route)?

The key is consistency—whatever you pick, make sure you update it regularly so you always have a clear picture of your cash flow and equity.

Before going that route, I want to see if others have had the need to understand property management laws in NH. 

But you can do well with married student housing or regular rentals or even STR.