That's exactly how we got a 3-plex for an $80k discount on the price the previous buyer had paid.

So in that case I write that in. "...significantly below market...because of a pending divorce in which seller(s) require a cash buyer to perform in a few business days and are willing participants to accept a cash offer at 40% off the ARV ( write in whatever the % discount is and the true ARV is) I'm not an attorney, but I've learned from a lot of attorneys to overly disclose.

(Is the break even including you living for free or at a discount to your current monthly rent?)

I started free but now being property manager and landlord pay just $9 every month or flat discounted yearly fee and get all my rent paid through them. it's take little bit time but it's all documented and managed and I manage all my maintanance request and expenses thru it as well.

I would reiterate a couple of them.For a new listing, I discount heavily for the first couple of months to get traction and reviews. 

The second unit it occupied by Section 8 getting about a $400 discount but she will be only staying 1 additional month after closing.

Thus, we are still buying (as flippers), but instead of using the 72-75% Rule, we are down to the 70% Rule and looking for steeper discounts in order to give ourselves more cushion if the market continues to soften. 

Granted I’m hos friend as well, so there may be a bit of a discount there.As far as bookkeeping goes, I would find software you like (I like wave, as it’s free) and either teach yourself how to use it or pay someone 15-25 dollars an hour for a couple hours a month to do it for you.

Bp, REIAs, agents that work with investors.Also just be open eyed that a portfolio of properties typically trades at a discount than if they were sold individually.

San Diego RE is in such high demand that it is unlikely the discount on a wholesale property would be very much anyway.