Hey Jason,As an agent and investor in the Anchorage area, times are tough when it comes to small multi-family.

very tough to do right now. there was a wholesaler over in Salida LA who posted about spending 10k on direct mail finding many leads  NONE would work for flippers and referring them off to an agent who then listed and sold them and of course the agent cannot legally pay a non licensed agent a referral fee other than a cup of coffee.. so there you have someone spending 10k thinking wholesaling was the bee's knees generating market leads which are the vast majority then giving all that away and not making a dime.. 

Hoboken is tough too! 

@Andrew Valeri that sounds like a tough situation.

I have a family member that does egress window installation and said the family discount is $1000 for the day plus materials for as many windows as I want, plus I have to help.

Just keep in mind the cost of permits and building materials and utility upgrade charges etc.

Yeah, those CCRs can be tough, I've dealt a lot with Target and its similar, but can't beat the draw in customers...

More specifically, should a seller have been required to disclose that the yard was full of hazardous materials?

SWAG'ing, lets say you did 1500 sqft units so 6000 sqft with a $200/sqft broad estimate for construction-only (probably too low with covid material pricing and usually for single family), that's $1.2M. 

If it includes clearing the lot of people, debris or other materials, be sure to do a walk through immediately prior to closing.