I am realistic about the market when making offers and do not just low-ball everything unless it is warranted.

Yes, i can "crack the whip" and I will but I am a realist and I know it's gonna be herding cat's and they only do so much to meet demand of moment. 

What realistically can be achieved if one starts lean and mean, with couple of thousands of dollars to invest in marketing and pick up as things move forward?  

So, my question would be: realistically, how many cold calls you make to get a deal?

With the current rates, 1% ratio is negative cash flow when using realistic expenses on a high LTV purchase.  

I can't think of it being realistic.  

They will go above and beyond to help to achieve your realistic goals.  

But you need to make sure your expectations are realistic with the market. 

Once we have the answers to these questions we can provide realistic answers to your questions.  

I’ve heard about ‘gap funding’ for fix & flips to cover down/closing/holding costs in addition to the hard money loan for most of the purchase price & rehab, but how realistic is it to secure that type of funding?