The reality is that with the super low inventory we have sellers don't have a reason to give you a 50% discount, so your numbers get squeezed and you will end up leaving cash in the deal.

I just had a bank tell me they would take a 40%+ discount on a $400k asset which six months ago they would have wanted a 10-15% discount.

You can offer an incentive such a discount on rent if the pay online or via bank draft.

As noted, commission are always negotiable as are brokerage options (full service to discount companies that pretty much just post it on the MLS and you work with all calls, offers, etc) and an agent can go over likely net out scenarios with you and give you an idea what you likely will be able to net after closing expenses and paying off the mortgage balance. 

Bankrate Amortization Calculator Josh do you (or anyone else doing thise) use any software to manage the process of when to transfer cash from HELOC to principal and timing effectively or you just an Excel?

I think Collin is being a little tongue in cheek with the Boone's Farm comment.I work with a local, large wine store, wait for their semi-annual sales when they compound discounts and buy 2 cases of each (white & red) for the largest discount.Basically I'm setting out wine that retails for $11-12-13 that I have paid $7-8 a bottle.  

I'll take any and all advice any of you have, but the two things I'm looking for specifically are: what sites, services, and/or software you use and recommend for sceening and managing tenants? 

@Eric Chappell this software does seem pretty cool.

Also incrase your discounts on the platforms.

Having proper software and systems3.