@Rich Solano Need to lock those up at deeper discounts shoot for 30% minimum remember market values are still inflated in many cases, if you only buy with a 10% discount and we get a strong market correction you'll be in a tough spot.

@Brandon WongHello, I put together a spreadsheet model a while ago for calculating IRRs on rental investments, as an attempt to capture comparable returns by discounting future cash flows (in REI you also hear about cash-on-cash, which is typically at a point in time), and it sounded like you are having a related predicament.

Having  more flexible cancellation policies, having good reviews, offering discounts, updating listings periodically, not cancelling on people, etc

They could be listing it as discount points instead, but if that's NOT the case, you should have a credit (not a cost) for a 7% rate I'd think. 

I do the standard buy and hold but the property has to be bought at a discount - 85% of ARV is my maximum - including purchase price and rehab.

While prices have risen, there are still good opportunities for fix-and-flip projects if you can find properties at a discount or in need of renovations.That said, market conditions can shift quickly, and Tampa has become more competitive.

Some of these loans (or even the lenders themselves) have or will sell at a discount, and to the new buyer (maybe a loan to own buyer?)

This is without paying discount points or buying down the rate. 

The exemption is for tax purposes/discounts, not the legal definition of homestead. 

But those figures do include the onsite-manager, who basically just pays a discounted rent in exchange for doing the onsite-manager duties.