My goal is to at least match my current monthly expense of $3k (After all units are rented) while aiming for long-term appreciation.

You should Google "Terminated Merchant File" (TMF) a/k/a MATCH (Member Alert To Control High Risk) prior to opting to not make good on a debt to your payment processor.

Phase one is underway now (First 45,000 square feet with 34,000 rentable)....I hope and pray that we can match the numbers you guys are seeing. 

Very informative and gives an interesting look at investors' experience in this market.But courtesy first, my husband and I are "out"-out-of-state investors, looking for deals in NE and East of Downtown.For the past 3 months, we've been researching and submitting offers on properties to match the COMPS and rejected.Our budget is about $100K, stretching it to 120K for the right property + rehab.The problem is that we had to offer low-balls for the numbers to work, and then get rejected.It seems it's a narrow fit to BRRR, hence the cashflow is "on edge" here.Doesn't appreciation suppose to be the icing on the top?

I agree that making the bathroom match the rest of the house will look better. 

Are there platforms out there specifically getting investors matched on a per-deal basis?

We intend to give them the option of moving out or new contract (increased rent to match the market).

Also, be sure to ask what their screening criteria is and how they will collateralize you if there is a tenant that maybe doesn't match their standard criteria.

Trying to time the market is a fool's errand and besides you might not like what is on the market three years from now. if something matches your needs and desires perfectly  and you're ready to go - go. 

Also, if the highest bid doesn't match your minimal price to make a profit - well, you're under no obligation to "sell to the highest bidder" (even though that's what your ad promises?