Is this realistic in today's interest rate environment?

They should also be able to provide comps that are accurate and an ARV that is realistic and hopefully contractors that can give you real world estimates. 

For real estate investors, the WeWork saga underscores the importance of grounding investment strategies in realistic financial models and market demand.

Realistically, I plan to just list the opportunities/shop the opportunities to my sphere, pay my debt off, and eventually be in better shape to do another round.  

Cotton..hate to burst your bubble, but that's not realistic in this texture of market. 

Also, cap rates are so low it's impossible to BRRRR.I have a big advantage in LA area because I have a contractor partner who can build at cost, however, I am wondering if there is any interesting markets 1-2 hours from Los Angeles that can be more realistic to start.Would love to start with a project under 1M.

It depends on the location and what improvements you can realistically make to force appreciation.

I am just trying to be realistic, keeping in mind you may need to defend your claims, you want it to be substantiated easily. 

Kind of hard to buy a reperforming 2nd with little equity for a realistic return if less than 12% when you can get 12% investing in a portfolio of such loans or better run by a company with a solid track record.

I have checked rental comps on the BP calculator and have found that homes in this area with these stats can rent for around $1100, but this is nowhere close to the required mortgage payment (Realistically I think I could have 2 tenants paying at least $1000 per month each, though this calculator has me thinking otherwise).