The only adjustments I made were adding a couple additional rows of data at the very bottom of each page to track what I paid in principal each month, and what my net cash flow after that was.

It's like a video game you are playing with real money.Do you have friends from local meetups who invest in any of those areas? 

If you're looking for STRs on the beach, you'll have difficulty finding something that cash flows unless you can get optimal occupancy. 

The land is twenty acre parcel, which if we buy it, plan to hold it long term to develop either residential or commercial with partnership or cash out for retirement.

HOWEVER, I do personally make over $100k/yr cash flow from 16 properties here.

Are you cash flow positive on the rental at the moment with that rate? 

Better yet cash out refi? 

My strategy would also be going for more price appreciation than cash flow. 

Always have a cash reserve on hand, maybe twice what you think you'll need.  

My dilemma is that the accurate numbers are needed for me to submit a fair offer.The location does play a big role and it’s in south NJ where property prices are on the rise but not as much as northern and central NJ.