If that ever happens, it will be a potential boost to home prices in the area when it becomes that much more accessible from the base. 

Since NJ has highest property tax,  MCC would be great help on this purchase and boost some cash flow.

Have seller carry back, to boost Cash RoR?

While a few of us have been successful with 1 provider, it seems the moral of the story is don't put all your eggs in 1 basket.

Hopefully zoning allows you to do it and you can boost your investment with forced appreciation and cash flow!

If I have begun working with a commercial broker in a certain area and we have an informal agreement that I am working exclusively with her (we haven't looked at dozens of deals together or anything, but we've talked about two or three), and then I find a FSBO deal in that area and contact the owner directly and start negotiating, should I let the broker know as a courtesy or even a moral obligation?

You have no moral or ethical obligation to disclose any details. 

@Micah Copeland thanks for the response, very informative.on the other hand even though i understand the concept of business, i still try values and morals with it and i wouldn't be comfortable telling a seller to sit and wait 45 days on a contract which  states that after the time runs out i will be obligated to purchase the property without any initial intent or capabilities to purchase it. i can have a lucky run all the time find a buyer, but did you ever display your intent to a seller ?

It'll be a good boost of moral for a newbie (:

To me it's  Legal Ethical and Moral.