Definitely a discount but I don't see a third or a half at all.

All other things being equal, pre-constructions are mathematically (much) better deals because you pay (much) less, assuming again that you're not overpaying, as a discount on an overpriced property is no discount.

@Roy LoganIt sounds like you’ve made some great moves in real estate investing—your BRRR strategy is paying off with those solid returns.At the bare minimum, you should do the following to make your bookkeeping easier:Dedicate one checking account and credit card exclusively to real estate.

The house I am looking at is a private sale from an older family friend moving into senior living (discounted).

Consequently you either sell to the least qualified owner occupant imaginable, likely pay 6% seller assist, get crushed through the home inspection process or come to the conclusion going through that process 4 times is not worth the hassle and find an investor to purchase the homes as a package at a discounted price.

@Julian Martinez The good thing about your position is that if you decided to sell the property you can qualify for the 121 exclusion, and qualify for a 1031 exchange.

I will look into driving for dollarsWholesalers just want discounted deals.

If you move into a property acquired through a 1031 exchange and make it your primary residence, you may qualify for the capital gains exclusion under Section 121 (up to $250K single/$500K married) if you live in the property for at least two of the last five years before selling.However, gains attributable to the time it was a rental property remain taxable (non-qualified use), and depreciation claimed during the rental period must be recaptured at a 25% tax rate.

I have 3 right now only because they got a new listing discount.  

Bonus, since you are licensed a lot of folks don't want to sell at a discount.