And most real estate agents are good enough to run a comp report for you (sometimes called a CMA). 

Preferably west if 99 but if good enough deal then east of 99 is ok as well.

Deals in my area are just not good enough for me to be able to do that.

I disagree and have supporting examples of the possible dangers to others, especially newbies, who might agree with you and think anyone with plenty of RE experience is good enough to take advice from.

That's going to lose money.Assuming you have a good enough deal to be interesting, you would have two roles in this deal.

yes, but only if you already have money. you dont need cold plunge, just take daily cold shower is good enough.

If its good enough for the lenders than it should be for you as well.

However if you have a good enough deal you can raise private money for the down payment and pay simple interest or bring them in as a partner on the deal if they provide the $$ you need to get the deal done. 

The actual numbers are most important in that it must show the cash flow I am looking for, it must have at least one large upside potential (rent increases, vacancy reduction, add income sources, divide & conquer, etc), and it must be good enough to pass the lender's criteria (dscr, cash flow, etc.)

Bottom line is, the loan packages have to be good enough for the secondary market, even though the lender may choose to keep the loan in house.