Ideally, I added enough value during the rehab for the refinance to replenish my capital enough to start looking for a BRRRR opportunity straight away. 

@James Wierzba this is not a straight-forward issue.In a PERFECT world the tenant would have brought up the water issue. 

All clients were able to negotiate sales prices below asking with an average discount of nearly 3%. 2/3 included  average seller concessions that averaged $15k. 

@Ashley Ernstjust curious, are you truly buying it at such a discount that you don't need to do any improvements and you're hoping for a higher valuation? 

Some of the lenders that I work with treat the rate as they would a straight purchase as long as they fall within their timing, pricing, and regional parameters, which is why I requested some more information.

I am thinking a slight discount off market and save me the headache of renovating. just clean them up and paint !!    

I wouldn't completely discount the city compared to the county if it is a good deal. 

@Jeff Roth what discount is that investor willing to give on a package sale?

Beyond that I could name a ton of tangible site benefits of subscriptions like all the calculators, discounts with partners like Home Depot, the great reports and webinars with tons of data on current markets and trends or the landlord forms just to name a few. 

It's more straight forward to replace faucets, sinks, light fixtures, etc, all of which can typically be done without a permit.Only homeowners working on their own owner-occupied home are excepted from the requirement that a permit be pulled by a licensed builder - but even then the homeowner *does* have to pull the required permit.