It would be very optimistic to expect even half of that in either AB or NS.

One of the agents I've spoken with painted a similar picture of the neighborhood while a very well reviewed PM was surprisingly optimistic (she had 2 sons living on the same block in the last couple of years). 

Seems like there is more research to be done but I am optimistic.

However, the other to view it by being optimistic, you will have more value to add and leverage to grind the seller.

Set an optimist but conservative goal.

I used to set my calculations on the optimistic side but it has helped me a calm my nerves when I know the least I will cash flow

I'm optimistic Redmond is going to continue to become more attractive.   

As a buyer, I looked at a few lists sent by wholesalers and it was clear that 1.) they had no idea on how to differentiate a B from a C- area, 2.) had some rehab estimates with *only* materials, 3.) were insanely optimistic on ARV, 4.) the same property on different lists at different prices, 5.)

I am a major optimist post pandemic. 

Your calculation on the return starts significantly too optimistic, but with a historical ~5% rent appreciation, the cash flow numbers improve with time.