I'm running your numbers and getting in the low 20% range.

Which will also depend on the neighborhood.You want to, "rehab/maintain to the Neighborhood".Most investors go overboard on their first rehab and waste a decent amount of money.

Rates are high, usually in the high 8s or low 9s, and you may pay 2-4 points on the loan. 

Look at recently sold properties in the same neighborhood that match the size, condition, and style your property will have post-rehab.

For example, intro's to people here that can help you with certain specialties, planning, feedback on neighborhoods, financing of course, etc.

I've underwritten hundreds of deals, submitted tens of LOIs and not had a single one accepted- The BRRRRs I did do weren't true BRRRRs because of low appraisals, or not accounting for all costs properly and I ended up leaving around $10k for each one in the deal.

Quote from @Miguel Del Mazo: @Bonnie Low I went to check out MiniStays a while back, and it seems like a good site. 

Start by exploring books, YouTube channels, market research, and analyzing trends in neighborhoods.

I'm currently renting and when  decided I wanted to focus on real estate investing, I decided not to buy in Tampa because of the low MF inventory and in home house hacking is not for me.

But this comes with pockets of C/D neighborhoods, and higher potential for headaches;  in addition, appreciation in these zips has probably maxed out for a while.