I can find out whats important to them and what they need or want... but with a realtor involved there are a lot of unknowns and lost in communication issues.Ok... so my questions are: How do I propose this to a realtor and have it actually work? 

The last thing they want is some unknown investor buyer going around all over the place.

Except your carrying costs.biggest mistake people make is not asking for enough money, not calculating for unknowns and not having enough reserves, usually 3 months worse to cover carrying costs.

I take what I feel the ARV will be minus any liens minus Buy, Hold and Sell costs minus estimate for the rehab minus an unknown contingency since most of these you cant get inside the property to look and then minus a reasonable profit margin leaves me with the most I can offer.

Too much unknowns for flip unless you can acquire property at a very low price.

lots of rabbit holes out there and what I call due diligence pump and dump scammers.. prey on mid level developers who have never gotten one of these loans.the borrower falls for the 5 to 20k up front fee to perform so called due diligence and the so called lender never closes.I have seen colleagues of mine blow through 100k looking for CHEAP money when they should have just under stood this kind of money in the Private equity world goes out at 10 to 15% apr period unless you have a local bank that will do it like I do. but even then its one project at a time and uber cautious.. they don't want to go back to the bad ole days were they ended up owning pipe farms.. and they generally will only do these with who they determine are their top tier clients.. you cannot in our market be unknown to the bank.. unless your have that monster balance sheet.but in my mind Socal is ground zero for this kind of money.. 

Too many unknowns for us to answer the question.

The unknown is can I get it for $190 or $205 or $215K.

*Provide information about rental rates and other terms and conditions of the rental, as set out in a schedule provided by the owner, and*Accept deposits, fees for credit checks, and other administrative duties, security deposits, and rent*Provide preprinted rental applications and respond to applicants’ inquiries about the application*Show rental units to prospective tenantsAs you can see, a non-licensed, non-resident manager is limited to performing rather routine tasks that don’t call for initiative or decision making.For instance, this manager would not be qualified to negotiate a lease (4), deal with late rents or other violations of the rental agreement or lease (5), or appear in court on your behalf (6).(1) My property manager does NOT live on any of the owners properties.(2) My property manager is unlicensed.(3) My property manager supervises 10 different properties.(4) My property manager has negotiated leases for 12 years without a license.(5) My property manager has dealt with late rents and violations.(6) Unknown

In this case I completely agree that they do not have full cycle experience, and it's completely unknown how well they will do when the next downturn comes.