If it's the former, then I assume the purchase price reflects a discount great enough to overcome the headache of getting retroactive permits.  

Quote from @Gabriel Rouse: Which coast has the best/ most investment opportunities and outlook We've made tremendous revenue in the panhandle of Florida.

Based on info provided, rate should be more in the mid 7s-low 8s likely, back of the napkin, with no lender discount. 

It's the only brokerage that gives you stock at certain intervals and allows you to purchase it at a discount.

This would be the most work for me but I know where to go and putting in the leg work to get sturdy, luxury cabinets and finishes at auction and discount will be a big part of the strategy.

My advice is put it on as many sites as possible and put strong discounts on extended stays and you can attract both simultaneously.

I've personally transacted on a house +ADU + JADU that was rented to three separate tenants.If I am taking the risk of breaking a deed restriction, I expect the associated discount. 

I’m looking to purchase a commercial office building that has been heavily discounted due to pcb in soil.

Not every seller wants to use a realtor, not every seller wants to sell their house at a discount.

He will not be able to properly execute any skilled trades without exposing yourself to tremendous liability.