Hey Josiah, I moved to Columbus a few years ago (from Portland, Oregon which was super expensive) to become a full time real estate investor, and ever since, I've completed quite a lot of BRRRRs, flips, and own a successful rental portfolio here in Columbus Ohio.

You would of course need to furnish them all which could be expensive up front, but other then that like I said you're just copy and pasting systems. 

On projected current rates and Expenses based on NOI I got a valuation that is 50 - 55 % lower than the asking price which is based on comparable residential units in the area I was looking at ...  

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?

That makes sense of course, and I provide them feedback on expense estimates and rental comps to estimate accurate rents.

Having tenants pay the bulk of your mortgage is a major expenses saved each month.   

I have good relations with the owner but they are extremely strict on this because if the deal gets out, they will be more overwhelmed with calls than they already are.I found a tenant who seems on the surface to be a good candidate.

If you're looking for basic income/expense tracking, I'd suggest checking out Stessa.

Does your projected cash flow include debt service and other expenses after the refinance? 

Tax benefits (depreciation and expenses) - this gives you more money near term by reducing taxes.Of the 4 I listed, 2 are money now, 2 are money later.