Good morning,   Borrowing money is a good way to obtain properties faster than you normally would be able to. yes you would have to pay a mortgage on the property but if the property is right, it can still cash flow for you even though it is financed.

NJ charged capital gains tax on real estate sales unless you have residence for 2 years within a 5 year period.

I've been struggling with the idea of refinancing and holding on to it- when I could sell it and probably make money faster (and save money!) 

However your want to make 50% on your money so you charge the fees and fianace those fees as well so that in the end of the deal you're getting your desired rate of return. 

We are hoping to use SDIRA funds to loan to the LLC for the rehab, and charge our LLC a very lucrative rate, and I was testing to see what would be the max interest the SDIRA could lawfully charge.

I assume they think that will make a lowball offer more palatable.They also charge a $2000 non-refundable deposit.I've presented a couple of wholesale deals to clients and I always tell them up front that this is a wholesale deal, and that they will be required to pay closing costs, commissions, and a $2000 non-refundable deposit.

To me the level of detail for which im being charged for is unacceptable. since this is out of state it could essentially be for nothing at all and i wouldnt even know if anything is even being done.

If rent is $1,000 and they refuse to move out, they will be charged $100 a day (daily rent rate of $33.33 x 3) until they vacate.

I think you should look more at them as a whole profile, I know people who have been arrested and never charged because a jealous ex lover called the cops over a fight you just never know.If she has a great credit score, Landlord reference and has been gainfully employed for 3+ months and her boss gives her a good review.

I would have pushed creative deals to buy without cash, to help grow faster, and I would have used 1031 transfers to grow even faster instead of selling and then buying more properties.