There are discount listing services.

And she’d get a discount as some of the sales money would come back to her. 

What you're experiencing isn't normal, so I would suggest getting things set straight with your current management company quickly or changing gears and hiring a new PM.

Most new investors lose money because they put too much into the rehab or they don't buy it at enough of a discount or they overestimate what they can sell it for.

She just straight made things up. 

If that number is greater than the purchase price of the house, then I would consider buying the property after looking at other factors (location, condition, neighborhood, zoning, etc).In other words, 6 straight months of rent should pay for the house. 

It's widespread practice in the Real Estate Syndications industry to compensate bundlers by selling them their shares at a discount to par.

I am very calculating on risk and return ; and following the trend. if you want to think it with straight head think it like this:inflation 4%CD rate 5.25-6%case shipper index for 2023 just released: 4.9%since maintain property has capex actual return is even less.the spread between case shipper to Cd is minus 25 bpsin 2019 it was like positive 600bps.so by not investing this year , it is good as well , and we would see what 2024 would bring.

And sometimes dangerous, as I landed in the emergency room twice from rehabs, once from drilling straight through my finger. 

If you are sending generic marketing like most people trying off-market acquisition for the first time, it's probably going in the bin straight away.When you say you went through 3k leads, what do you mean?