In addition to joining the seller to the buyer at the hip for several years/decades when the seller wants a clean break, the properly-discounted, risk-weighted, money to be received by the seller is less than the immediate sale price.

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

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

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. 

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. 

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.

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

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

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.