This is perfect.  

Do I continue waiting for a perfect deal in one of the towns listed or do I take a deal with a little grittier a place?

That could be another non-traditional asset such as notes, crypto currency, etc., or conventional stocks, bonds and mutual funds.The advantage of real estate is that it is not purely an appreciation play as so many equities investments are.  

Can I get a better assessment by installing wooden floors upstairs, putting up a fence, "improving" the kitchen, or having a perfect lawn?

then IMO it's perfectly reasonable for an agent to charge a per-showing fee.By contrast if you're actually all lined up and ready to rock, then this would be unusual. 

I have a few deals on the table, nearly perfect credit, and $150 cash.

If she is the perfect tenant except she is (Age/Sex/Race/Religion/Familial status/sexual orientation) then well you are simply discriminating.

That makes perfect sense.

Obviously I was in a perfect market here in Denver and timed it well, but I love the cash flow and I actually love being a landlord.

This is really helpful to know, and the way you explain it makes perfect sense.