You can even find discount brokerages that will charge 1% or even as low as $500.Just remember: you get what you pay for.

has the bank worked with you to sell the first mortgage to you at a discount?

I work for a home builder and get a generous discount on new homes...

If I can capture equity by buying at a discount, I might be willing to CF negative a little bit (like -$100-$200 a month, no more), after 20% down.

However, if you're using a discount company that's allowing you as the owner to set the rent price, approve or deny apps, etc. then your issue could be one of many things. 

Not sure what is available in your market but often there may be an estate sale where the property has been neglected and the heirs just want their money so you may purchase at a discount.

My first thought or slight apprehension is that the property will not be bought at a significant market discount of any kind.

If you offer a discount, they may ask for a bigger one.

I cerntainly wouldn't want you to expect time and labor and covenience for free or at a discount but on the same note I wouldn't want you to get price gouged, lied to and taken advantage of either.

Milwaukee has not been easy to BRRRR for the last 3 years: with ultra low inventory sellers just did not have a need to give a discount for condition.