I'm wondering if this realistic or if I'm setting myself up to be disappointed.

Just don't be disappointed when they don't look as good as new.

So many of our borrowers come to us looking for cash out refi's and expect little to no closing costs and walk away disappointed knowing they have to save up or come up with some liquidity before they can refi out.

You have to know which neighborhoods and property types have the highest potential for appreciation given changing demographics and the underlying health of the local economy.I have a feeling that giant sucking sound of dollars flowing out of California will meet with disappointment ...

Using too aggressive assumptions (high rents & rent growth, low rehab costs & expenses, etc) will demonstrate a great return on paper but will inevitably disappoint investors when the deal fails to meet expectations.

I will not disappoint.

If you only look at the income it produces, you will probably be disappointed. try looking at the cost of ownership, maintenance in its many forms.

There are all kinds of agents for different customers, however, the OP is now disappointed with the service, which I think may be unwarranted and the result of unrealistic expectations and/or poor communication.

Just be prepared for their "appraisal" to be a disappointment.

I've tried using CPAs here and there but they are ultimately disappointing and save me very little in the way of time.