[Yes, I know that doesn't include future appreciation].The reason for that question is: Could you find a better percentage ROI elsewhere, by selling it?

I want to invest in a multi family property but am hesitant to do so considering New Jersey is very expensive, I am a young female (this may be a problem when dealing with renters) and my future is very much so undetermined as I am just starting out in the "adult world." 

That is my plan and the future of my wealth building to produce a free life for myself and my family.

Will they be more concerned with the current and possible future NOI?

Also I think that it may allow us to aquire a larger quantity of traditional home loans since in the future my DTI will be much better ;) ...

When you say "retirement home", do you wish to use it now as retirement home, or sometime in the future?

I am assuming you have already closed, but for future reference I have had good experience with BKCW Insurance in Killeen. 

If your goal/strategy is to build a nice nest egg for retirement and not replace your current income (not knowing where you are in life), then netting 5% while padding your future isn't that bad of a deal, especially since there are ways you might be able to increase that 5% through property and operational improvements.

But I now have the following things that I cannot even put a monetary value as a result of doing it:A good and reliable contractor who is ready to help me grow my business and work on future projects.An electrician, who I met AS A RESULT of the my contractor.A great handyman and gardener, who I met, AS A RESULT of my tenants.A fairly thorough working knowledge of how to replace a roof, run plumbing, electrical, hang drywall, lay tile, and the overall costs associated with the replacement and repair of all these things.

Since a dollar today is worth more than a dollar tomorrow the tax hit on sale is worth less in today's dollars and the tax benefits today are worth more in future dollars.