Example property I put an offer on. 1960s SFH Price: 65K ARV: 90-95KDays on market: 304 daysOffer Price: 45K If that is an "unrealistic" offer after being on the market for almost 1 year.... 

Over and over again.You need to reset the clock and start fresh.

for example, is it better (to buy and hold/cash flow) to buy a turnkey duplex in Memphis or a SFR somewhere in Inland Empire?

For example, I'm working with a design firm and the designer is busting a contractors balls on submittal after submittal and memo after memo....citing details from a 300 pg. spec book, and requesting timely submissions of the smallest details, paint draw downs, casework, laminate finishes, flooring...you name it.

Do you know of anywhere I can look over an example deal analysis to get my feet wet in doing my own financial spread of a property?

There's also a lot of companies that specialize in helping acquire properties, take a look at HomeUnion.com for example. 

I think they would have a tough row to hoe if they denied you coverage on a legitimate event, unless your housing is specifically marketed only to students, in an area that only students would rent, or constructed in such a way that that wouldn't appeal to anyone but students (common kitchens & living areas, for example).

Any company that is telling you these freshly rehabbed houses with good tenants in place also has 25% of equity in it is lying.

To get someone with local knowledge who's willing to help I'd suggest you really narrow down your investment criteria.An example of that would be, "I'm looking to buy 2 - 4 unit properties in "B & C" areas in Orange County Florida.

For example there are condos in the Henderson area (about 15min from LV strip) that sell for around $220-230k and rent (not fixed up) in the $1200-1300 range.