Before December sounds realistic.

Again as John said, the idea that you can do a gut rehab for $35-40K is not very realistic.

What kind of tenant improvements allowance and buildout time - realistic - in this market?

An end use buyer would not compare a 1950s to 2000s build house as same even though they both have same # of br and baths.The repair cost and arv are not realistic because they a new or dont know or have not done a rehab.So i would say details of rehab.

I guess I'll have to work with an agent to find them.My total monthly expenses is $1750 so nothing else I can realistically shave off, but I'll definitely keep saving towards the down payment.Although the relationship is inverse, would trying to buy home prices towards the bottom of a dip be more beneficial in keeping options open for refinancing, Home equity loans, etc? 

Do y'all think it's realistic to try to find a SFR that does not require a lot of rehab to cash flow?

Is 40-50k realistic or way too much for what I envision as the future of this home? 

Will that help to obtain a more realistic down payment via FHA?

Set High but realistic goals, form a criteria that will align with my goals, and let that real estate agent know.

not realistic to get referral fee's from non licensed folks.. in CA you MUST be licensed to lend money so you must be licensed to get referral fee's...