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

I can say I had 50 k in rental income expenses of 45 k and only made 5 k easy right. 

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.

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.  

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)?

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. 

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?

The least expensive path is to keep the window.

In the buy and hold situation, depending on what you buy it for, the expenses of owning/taking care of it, and how much you can rent it for, you could have some cash flow each month and have a second property that appreciates each year. 

The last method seems to be the most practical for me if I can just get the right deal and makes the most financial sense to reduce my overall expenses in the long-term.