Try Lumber Liquidators as well; if you see something there you like, get a commercial account and buy through that commercial account rep so you get a discount.

Just google discount granite in Oakland- plenty of places sell it.

My DTI with 3 SFH rentals and the 6 unit, would be 40% IF you included all rents (discounted at 75%).

Vacancy can be when its really empty or if you give someone a discount or free rent.

I have had people who want to pay in advance for a discounted rent.

I think if you do this you will get repeat customers as they learn they can depend on you to really help them besides just offering properties at discount. 

Actually, if you take more time and take smaller notes, 20/30k types, you can get much more than 35%, I have had 50% and more.If you get bored, you can manage them closely and offer refinance opportunities, share the discount as a incentive, your yield per annum goes through the roof, buy at 35% discount and get your money in 3 months.

I negotiated a discounted price with the 1st to purchase his position after the foreclosure auction.

After the foreclosure goes through the bank usually waives those ramped up fees and just focuses on the note but at a discount.

Another decision was that I would learn to buy properties from -- and work directly with-- distressed homeowners as a way of finding the discounts that I sought.