I have a property on the barrier island that I do not want to list on MLS but I am interested in connecting with realtors or investors who typically sell or buy pocket listings and may be interested in this property.

Your Solo 401k can sell and carry the note.  

County has assessed for 200k but would be worth more due to the area they are building homes left and right on that road and they are selling 300k+ and up.

I ended up selling my property to wash my hands of it.

If you are looking to just calculate profitability, set how much profit you want to make then:ARV - Purchase Costs - Holding Costs - Selling Costs - Desired Profit - Rehab Budget (including contingency) = Maximum Allowable OfferIF you cannot calculate those numbers, a spreadsheet isn't going to help you. 

So in my mind it would be best used as a last move into a REIT you never sell.  

Give them all a call and see if they are willing to sell and if not are they in the market to buy.

However short contract period allows you to pursue other avenues to sell if the wholesaler can't execute on the terms they offered.

I was studying the market and my rent will be just enough to cover the mortgage and HOA fee now I might to pay out of pocket for insurance but don't want to sell it yet because the area is growing and might have good appreciation in the years that follow.

This allows you to use all of the tax and deferred depreciation recapture to purchase the larger MF propertyA consolidation exchange is where you sell multiple investment properties to purchase a larger and nicer investment property, but you also get the benefit of using all of the tax you would have had to pay to your advantage.