Is it realistic to ask for and expect to get at least 2 landlord references and 2 tenant references (current clients) if I am a " small time" landlord with one property, not multiple units?

Once this spreadsheet is built out, there should be no more questions about the game plan for your rehab.

Budget these carefully into your overall project plan to avoid surprises.Rehab Budget: Ensure that bids are received from multiple contractors and that adequate reserves are made for cost overruns.ARV: Be conservative on your ARV since the appraisal concerns one person’s opinion.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

There have been some around the $800k mark that did have multiple units either through multiple houses on a property or a guest house on the property in addition to the main house. 

No but you could create an excel macro to do multiple properties at once - also the numbers that someone provides to me I take with a grain of salt anyways. 

As I settle into the new year with my game plan Im curious to know what Margins investors are looking to receive in this market.

I’ve remodeled multiple houses at same time and there is no way on this green earth I would go to the store each time for each room.

For example I know many who are now just lending because they are getting 10-12% short term which is far better than any cap rate on real estate. you do not have the equity upside as you do real estate but its a way to play the short game to see what happens over the next 12-24 months and decide when you want to buy.

I agree with you and @Doug Smith because I been laughed away enough to realize that aint the game anymore.