Start small and scale up gradually as you gain experience and capital.Don't discount tax savings from rental while building your portfolio.

And super low inventory means no discounts, even for properties in rough shape.

And some of the biggest repairs not for some time (roof 20, hvac 10, etc) .To me, building a new sfh should allow you to get a bigger discount than what is typically available these days unless you're really getting lucky. 

Since then, I still do some creative finance, but also do many BRRRR which also I have to buy them at a healthy discount.

If the builder takes 18 months then he's paying theinterest and you aren't But I think if you sign the contract to buy before construction starts, you can still get a sizable discount from the right builder - in certain markets anyway. 

I do give discounts on the listing side to repeat clients.

Many states have laws against this, but stop saying you are "helping them out", you are not, you are trying to take advantage of them to sell their home at a discount. 13.

If this is the case, and you are still trying to cut her out, then it's evident that you're trying to get a discounted deal. 

Why pay the remaining amount, when you just got yourself a 50% discount, right?   

I have the worst account rep that actually tells me to do things that are already there (like you should add a 10% or more discount for weekly rentals...um, did you even look at my listings first?).