@Manolo D.We're budgeting for around 63-65 and optimistic we can get in the $50 range.  

If that's positive (and you certainly want it to be, this is an optimistic formula), it will add to your other income for the DTI calculation. 

There must be a lot of optimistic investors in the area! 

From a general market perspective, there are still plenty of reasons for commercial real estate investors to be optimistic.

Market here has been crazy, but I'm trying to stay optimistic and keep at it that I'll be able to shake some things loose in the near term.Can't wait to get started searching through the biggerpockets site and soaking up all great advice!

Research on this site likely can weed out the bad and help find the trustworthy.typical turnkey numbers are optimistic. 

Is minimum 1k cash flow per month too optimistic?

You should check with some locals to see what is normal for the area. 5% is very optimistic. 10% is more accepted.I didn't see your Home Warranty cost in the spreadsheet.Make sure you budget for Property Management after you PCS.As you're putting your touches on it, avoid carpet, use hard surfaces wherever it makes sense.

My husband is very optimistic that we will still be able to get our first rental property this year, but I feel very overwhelmed with our bills.

Cash out refi after 6-12 months seems very optimistic to me.