Also consider they may be optimistic when stating income or ARV.

I would hope to have that completed in two weeks (I've been working with several very good contractors in the area on another project that was much worse, so I am optimistic about time tables), but I'd be giving myself a month just in case.

If I don't evict any tenants, and they make payments on time, then I'll have to increase rents gradually each year, which will reduce the immediate value.So am I being overly optimistic in my thought process?

That is an overly optimistic scenario, but it is a way we might be able to get into a commercial multi-family with little or no money out-of-pocket.I have done this with residential.

I choose to be conservative, optimistic and think that at this time, we can still pull through.

Assuming I could get $1k rent per room which I think might be really optimistic, I'd have to put upwards of 40% down to make this purchase cheaper than renting (assuming $1k a month rent that covers utilities, which I was able to find while I was in Seattle a few months ago).

Here's my question:I'm optimistic there are good deals.

that may be a little optimistic to be fill time next summer, but who knows.  

Otherwise, most realtors naturally revert to being eternal optimists.

I can tell you right now you're going to be hard-pressed (and that's optimistic) to find anything other than a rotting double-wide for $200k, even in Bremerton.