In my test run of Tenant Turner, the salesperson quoted me the exact same capabilities, features, and cost as Showmojo.  

The calculation includes all costs going in and monthly costs if being held. 

Problem is, the first bank I've talked to said that I am going to get killed in fees, closing costs and interest, as it would be treated as 3 separate very small mortgages. 

You need to make sure there is room on the electrical panel to add larger appliances and also plumbing is easily accessible (to keep costs down). 

If you have the cash and the credit and the deal scenario works (meaning the project cost is less than 75% of the ARV) then you should get 80% - 85% of the purchase, 100% rehab held in escrow, at about 2 points with like a 1500 service fee.

I wasn't unprepared—I had a clear idea of my MAO,  ARV, and estimated repair costs.

The goal in the future is to get the permit and add the value for a future refinance.I have called the county and building department and they said that I will need blueprints of the alterations and submit them for approval and get all the inspections in place (I know this will be a headache and can be very costly).

My realtor/PM says $0.95 to $1.05 per sq. ft. is a reasonable monthly rent for a 4 BR/2 BA property in that area, which (according to the BiggerPockets calculator estimate I did) is enough to cover the monthly payment plus the above costs I mentioned.I anticipate putting down my deposit and earnest money in the next few days. 

Don’t the closing costs from buying and selling an investment property eat up all the appreciation (and mortgage principal paydown)?

Alternatively there are also asset based lenders that do not require DSCR calculation or income verification, that can be less costly than hard money, and fully amortizing.