For such a small discount off market it wasn't worth figuring out.

Don't discount much of skyway ("rough" area closer to I-5) especially if you are able to put in some sweat equity there are a lot more opportunities in this area than some of the others near your price point.   

:I would do a discount for early rent, say 100 dollars if paid before the 1st and then add your late fees as allowed by law. 

When I finally got in touch with the tenant after closing, we entered a new lease where they live for free till that settlement date where they should vacate the property, and I gave them 3 months at discounted rate after that, and then the following 3 months at market rate, I also gave them flexibility to terminate the lease at anytime.

Guessing that most investors will want that cost discounted from the asking price.

I'd look for nicer assets with lower return in areas that have good population and job growth story with a bit of hustle on finding a discount off retail with reason and chip away at your goal. 

If they list it, the closing costs alone will mean they'll have to list for slightly more then they owe possibly ruining the discount a potential buyer may get unless they can get all the closing costs on the buyers side.

I would use the 20K as a down payment on your next investment property.I would look for a fixer upper/foreclosure where you can by at a discount, fix it up have good equity right away and then BRRRR.

Has any one used any instruments in the past where you bulk finance a portfolio and get a discount on the rates?

If so, do I do it for free, or maybe a discounted price?