To ensure that the title is insurable, the seller will need to take necessary actions, at their own expense, to deliver insurable title.

Don't underestimate how difficult, stressful, and expensive it is to take on a BRRRR property.

3) since we will use a local property mgmt firm for marketing / bookings / rent collection, What business is the LLc in and what income and expenses do you report as those of the LLC (vs what do you maintain personally)?

I've used Stanley before and had success in removing similar stains, but the house is huge and Stanely gets expensive with my large square footage.

Add $10K/yr in property taxes and another $10K/yr in homeowners insurance, and you can see why the $3200/mo rent won't cover your expenses. 

Fifth, elements outside your planning or control can increase expenses significantly; tax increases due to budgetary shortfalls, insurance costs doubling due to natural disasters, tenant damage beyond what the security deposit will cover.  

Seller is looking to get $210 and prefers a cash deal to minimize expenses, which I do too.

The least expensive path is to keep the window.

Phase 1 - demo of a greenhouse sitting on part of the land - site utilities and 12-unit building turkey construction budget $2,043,100.00 -- $2,177,500.00The estimated rents would be approximately $1k per unit on average for mix 1 2 & 3 bedrooms- I feel like construction is so expensive and the market doesn’t support higher rents from what I’ve researchedShould I : 1) try to partner with the local government for affordable housing loans and grants?

You are in an expensive part of the country, so this may take some time to find something.