The ones that are a good fit, though, are a cream pie for my agent - cash offers, usually no contingencies, short closing periods.

Gotta go, I ws just handed a big bowl of ice cream!

If you can make money using worst case then the rest is the cream on the top.Good Luck

I hand them out to the mail carriers, ice cream van, or whoever is driving areas and would like to make an extra $500.  

ice cream melts and concrete cracks. 

So I contacted several PM's and had three in mind, but one of them only will take the "cream of the crop" listings in the great zip codes.

usually the cream rises to the top and aren't hard to find.contractors - please - dime a dozen.

Just assume a long hold, the people who get creamed are those who assume continued fast appreciation to make their plan work.

I own face cream that costs more than that house. 

Unless, you are a seasoned landlord who can handle this neighborhood (which I'm guessing is pretty rough just based on the numbers), you will get creamed on these deals with repairs, vacancies, etc.