I am just spending the remaining months in NJ stacking the cash and my plan would be to wait tables nights and weekends and do commercial real estate during the day.

Actually to find out exactly how you stack up against your competition would be to use the tools within adwords such as your auction insights and your search impressions.

It took me eight months to get a prior tenant out, and he only left after the marshall's notice, I didn't recover a dime and it cost me over $6K in legal fees.

How do you deal with late fees or evictions?

@Pandu Chimatait is unclear from your post if the total gain is 20K or if you and your partner each have 20K of gain.If we are talking about 40K of gain - you and your partner would be saving $12,000 of taxes(based on Dave's suggested federal and state tax rate).After an approximate $1,000 fee for the use of a 1031 intermediary - there is a potential of $11,000 of savings if you do a 1031.It is something you should consider if you plan to continue investing in real estate.

Don’t forget to include the Refinance closing costs/Fees.

Also, I think the bank is going to bid it up pretty high because they are trying to recoup there fees, and interest lo these many years.Anyone have any experience with Intervenors during a foreclosure??

Personally I'm thinking about using Google Pay (no fee with just bank accounts) since it integrates well with email and you don't need to sign up for anything to send payments (at least that's what they advertise).

The brokerage fee is very small and needs to be spread to multiple people, this is our agreement Thanks for your reply

Be cautious of hidden fees!