I think getting my ducks (management/ financing) in a row and seeking out a discounted MF deal makes a lot of sense.

I've purchased lots at steep discounts that were purchased by people in your situation. 

Be wary of those who discount services. 

We receive stock at certain intervals/milestones, can buy it at a discounted rate, receive payments when our downline makes a sale (which comes from the company's share of the deal, not the agent's), and have an amazing culture of supportive collaboration like none I've seen in any company, much less real estate.

downsized primary home big time, then bought properties at discount, built sweat equity, etc). 

I saved 8,400/year by staying in my unit for free for 3 weeks out of the year not including the free parking, drinks and discounts on the restuarants for being an owner.

Minus potentially a small discount since it's an ADU?

so in layman‘s terms the investor is basically shouting “hey everybody look at this paperwork I have with this awesome discounted deal on it anybody want it anybody want it?

@Dominique Guinnane  thanks   1) keeping the price up is improtant to the seller  ( even if they are parting with the  credit / concession for the  temp buydown )    2)  the  lower  rate  for the  buyer  is enticing  as they  can  get a lower  discounted  rate  for  2 yrs   and then  possibly  refinance to a  permamnent  lower  rate/ payment when and if rates   drop ......thus the  2-1 buydown  can  be  more attractive to all parties  versus   dropping price  by 20K ( usetting seller )  and  having to  see the buyer  complain about taking a higher  payment / rate on the loan

Those "we buy your house" companies buy at a very deep discount.