In a partnership it does. (2) if you distribute property from an S Corp, you will have to pay taxes even if it's to yourself. 

For almost $100k a lot you want a pretty high NOI to make sense of it, like over $300k IMO I agree.

You will not need to join CAR/NAR and I offer super high fee splits.  

Assuming you could take out a couple 100k you would have the buying power to start a cash recycling business (brrring or flipping).

We've essentially ruled out investing in our local community because we can't seem to find a good deal (we live about 1.5 hours north of NYC, so purchase prices are very high), so we are considering (1) investing out of state; or (2) investing in some northern NY localities (Syracuse, Albany, Rochester, etc.). 

Highly recommend.

If your really needed it one could also consider hard money though that will come with higher rates and getting someone to give you 300k first time might be harder than just getting loan then you could refinance it later.Since your a high net worth person I would also try talking to local/regional and even big bank lenders.

At a high-level, I'm looking for a single page that will show the entire health of the property, from income/expenses, to debt coverage, capex, ROI, etc. 

Read a few books on real estate investing to learn the power of leverage.

Main goal is to start building a port folio, understanding the ins and outs and hopefully start lookin into property deals where the roi is high.