--I want to purchase, rehab, cash her out and hold the 3-unit but I need assistance with the process because I don't have much time to monitor progress.

I am betting on rent growth and appreciation for 30+ years but I'm betting on SF and Honolulu. 

@Mike Russo -  Then I would recommend @Mark Ainley - he really knows that area well and would be your best bet for what you are looking to do

@Taylor Green I know my local MLS includes data about past transactions for any given property, so yes, a real estate agent is probably your best bet. 

You bet!!

@Sean Brooks I win either way, you are absolutely correct.I'll let you all know how this progresses!

There is the possibility of (much) bigger holding cost, and the opportunity cost of deploying the money in better ROI projects.But if OP has many rehab projects under his belt, new construction is the natural progression.

As noted by @Sean Brooks your best bet is to have a discussion with the listing agent, state your position with empirical data (recent sales) and hope to get a call in a few months when the seller/agent check in with reality.   

Learning is progressive.

Your best bet is going to be through a wholesaler or source your deals directly with your own marketing.