I would consult a property manager to run realistic numbers, but your personal involvement and how you use it, market it etc will all play apart in your net.

It's not going to pan out if you're trying to do multi->multi->multi, but it's realistic, and can pan out that way, if it's SFR->SFR->SFR.I know someone on house #7 in Oakland that would put just 5% down for the first 4.

The money is there, I'm just trying to be realistic on how much there is :)

You need to be more realistic with your expectations or prepare to pay through the nose to get it done in time.

A realistic estimate on the arv I would bring to the table in this market would be around 40k per tract.

If you have a tenant in the property, this is not realistic.

More often than within MLS data, it is property owners listing for as much as they can realistically command there. 

9 to 12 months of expenses is realistic I think and capex in addition to that.

This would be my first step in realistate.

DO, research the market every day, get to know the prices, talk to real estate agents, talk to lenders, look for private money lenders in your area, find deals that are realistic for you, not pipe dream houses you can’t afford right now.