I have also told my grandma who was getting 5% return in a CD that I would give her 6% if she lent me the money for the down payment on the last property I purchased. 

They should be able to determine the COC, annualized return, estimated ARV of a BRRRR, accurate rent comps and more.

I feel I'm on the low end, but my COC return a year later is roughly 14%.

I would compare my return with any market, anywhere but 1) this is a different San Diego market than the one I have been so successful in 2) while I am a big fan of leverage, I am not a fan of over leverage.

Investors in these type deals look for say 12 - 14% annualized return.  

I intended on financing a rehab for $60k with a $15k return after 6 months.

Class C properties are considered the riskiest investment, but they can offer good cash-on-cash returns.

I don't like the returns but we use regular savings accounts. 

I always recommend to make even a little passive income from a rental after all your expenses, lets be honest you put a lot of effort into this rehab so you should reap a little return.

Approx 30% return