I guess it all boils down to the fact that I am at a crossroads where I need to decide whether to work with her (based on her being a "good enough" fit) and proceed in asking for an MLS drip, or I stick with my gut and search for an agent with more experience working with investors before asking for a drip.

Unfortunately the pictures are good enough for any law enforcement.The neighbors are just helping to inform us of who is at our house, and make sure that we keep the criminal element out of the neighborhood.

My Buyers are looking for a minimum 15% ROI. I've been loosing a lot deals with a good 10% return.

I'm in Los Angeles, to get over 15% is tough, and getting harder.

Now, I'm looking into Hard Money to get my o...

These numbers aren't good enough for me. 

The paint and floors and cabinets and everything are in good enough shape that I won't do anything besides clean them.  

In most cases, your fitness function is going to be so non-predictive, and all you need is "good enough to be profitable and low-maintenance" not "the very best in the pool".2.

Most lease agreements you will find online will be good enough but you will need to educate yourself on how to evict a non-paying tenant if you haven't already.Check rental history at a minimum by going on the district court website or using beenverified app on your smart phone. 

Maybe I am just having a hard time finding deals that I deem good enough in the SFR space.

A simple phone call would be good enough.

Obviously that is going to depend upon the PITI and what the rental comps in the area look like, but if it's good enough even if the renter can't cover the back payments it could still be worth it to pay it current and then recoup that money on the cashflow.Good luck with it.