Omni Key sells mainly single family with some duplexes, and advertises off market deals on new construction and in fill properties.

I mainly use LLC's taxed as partnerships. 

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. ...

I rather just go straight to the main labor sub who has dedicated installers.  

But generally speaking the main sentiment that outside of city limits is easy, yes 100% agree.

There is a house (2b x 1b) in the family I was interested in becoming the owner of.

Run the house hacking numbers.

When a developer can't obtain subsidies for their affordable housing projects, do they just wait until the next round of subsidies availability? 

I mainly want to ask if these assumptions are reasonable and if there's anything I haven't considered:(1) multifamily units in NJ close to New York City, ~$1,000,000, 20% down payment, (2) Using the following assumptions: 4% appreciation rate, 6.5% interest rate and 5.0% refinance after 5 years, $10,000 yearly maintenance fee(3) ~$6,000 monthly rental and assume 3% increase yearly with 5% vacancy rate(4) Based on the above, the calculated IRR if selling at the 10th year is ~19% (considering tax benefits) and ~17% (without tax benefits).

It all cash flows like a gold mine until the roof needs to be replaced, the main line goes, or you get your first turnover bill and need to upgrade a kitchen.