A quick check of new listings results in many listing that seem well below market rates.   

The first question is, can I use a second home mortgage (10% down and lower interest rate) for this. 

The issue though will be a lender will not give you 100% acquisition if thats what you are trying to do by getting it at a discount. 

What would you assess your personal success rate is for 2024? 

I have found people willing to owner finance their house to me at a lower interest rate.

If its an attorney closing state same thing ask the attorney or one of their staff.Generally though be care of those reaching out and promising rates that are simply better than current rates thats almost always a fake lender or a bait and switch..

Interest rates are high relative to house prices, this won’t last forever.  

For example, if $100 buys a basket of goods today, in 10 years, with a 5% average inflation rate, you'll need $162 to buy the same items.

I would attempt to negotiate with LL the scope of work required for the discount.  

Places like San Antonio might present more favorable cap rates, from what I read in Forbes recently.Refinancing could free up equity if today’s loan terms are more attrative, though that depends on current interest rates and the property’s updated value.