What I was learning though through all the inquiries was that my ARV was very high for the area, and the deal wasn't as sweet as I thought.

I come across one that is in my sweet spot as far as location.

Remember, you can also borrow against your 401k if need be (say a really sweet deal comes along) and the benefit of that is you pay yourself back.

Primary buyers can take their sweet time to find and then buy.  

Now clients would want level 5 wall finish (smooth surface vs textured) which takes 3-4 times longer; paint would have to be super sharp on color transitions (1 coat primer, at least 2 top coats); all baseboard and trim work & paint have to be perfect: no brush mark, no visible nail holes etc;  and all everything else in between.So my point is: beside using your elbow grease to gain sweet equity, pricing is subjective to quality

A sweet deal for US investors is we can make up to apx. $98,000/year in FOREIGN INCOME (exempt from US taxes), which needs to be claimed on your US tax returns.  

Sweet old grandma lady gives me a sob story?

I get the feeling by your responses that this tenant just doesn't want things to change because they are cashing in on a sweet rental situation they have right now. 

Zoom out to the bigger flippers who are doing 7+ at once-->they've usually got their procedures and systems in place and there's less value to be added compared with the "switching costs" the flipper would view a new manager as.Following this reasoning I'd say a "sweet spot" approach would be to find people who are flipping 8-20 homes each year and get to know all of them. 

The sweet spot is still a good area but  not amazing so price is somewhat lower but still has investment grade tenant with good cap rate and loan available.