If you can't find the deals at the right discount, then maybe you can create the discount.Buy one and flip it. 

Bulk Purchasing: Work with large property owners, banks, or distressed asset funds to acquire multiple properties at discounted rates.

It used to be almost 45% of all sales back when I started, today it's about half a percent and many are not great deals, because the work will cost more than the discount you get.

Option A, we list at this price, Option B, if you want to sell at a discount today I have a list of cash buyers that will pay 60% of that price, Option C, if you will leave the existing financing in place and sell it Sub2, then some of those cash buyers will pay 70% of Option A, or some variation of that.I guess it depends on what city your are in. 

You don't want to discount the personal livability of an area.

My guy will be doing the same.Year 3 we plan to make the move together and build (my guy works for a builder so huge discount there)After year 3 and we are settled and married and living in our home and we would have our duplexes we would love to continue into flipping, or BRRRR maybe one per year….

They usually give a discount on your first order too.

What is your secret sauce or what skills do you have in your toolbox that help you acquire these properties at discounts? 

As mentioned above, you can get a par rate at no discount points, but you can also get above par and get the lender to credit you to cover closing costs.

Here are my four main goals:Goal 1: Buy and Hold in Developing Areas (Texas)I plan to invest in underdeveloped areas where I see growth potential, buying at a discount now and holding for long-term appreciation as development takes place.Goal 2: Wholesaling Discounted Homes (Texas)I’m also thinking of wholesaling properties in those same areas.