But let’s go a later deeper - my down payment would come out of a well performing stock portfolio.

the electronic keypad locks so don't have to deal with keysbut keep in mind batteries need to be changed like once a year

I've already been hearing about all the communities and mini cities that they are planning on opening around it as well.

Were there any "intangible" value created through this build that wouldn't be reflected in the numbers? 

If NY is where you decide to be I would strongly recommend connecting with @Mohammed Rahman he is who I would use. 

Hey Joe, I'm an investor as well as a real estate agent in Green Bay.

In the LOI, should I put my name and the buyer as well?

Just a heads up this will not be tax free, it will be a pro-rated exclusion.

Gifting equity in a house may be more trouble than it is worth if you are not near the life-time exclusion1) Potentially having to get the property appraised everytime an equity is gifted2) Having a title company update the title every time3) Exemption of the gift tax return is normally for cash gifts below the annual gift tax exclusion, you may still need to file if you gift non-cash4) If there is partial ownership over several years, having to properly pro-rate certain items such as real estate taxes, mortgage interest and rental income if the property is a rentalBest of luck 

Own 10 rentals in Columbus Ohio and building another 21 new build single family houses in Florida that will be a clean BRRRR that will be free and clear.