I was out of grace period low or no interest straight into penalty pricing without missing 1 payment. 

I've read multiple articles online on the subject, but I want to hear it straight from the people crushing it!

The seller takes it in the shorts by discounting the sales price to normalize repairs. 

They paid for last month but discounted their late fee.

Straight off the MLS.

@Brandon Ribeiro I would structure the deal as a straight 50/50, your time VS his money.

They're happy to do so because, in so doing, they're basically paying for having the best investors manage their money.However, because of the Covid crisis, we are in one of the right times when we have the opposite situation, in which the REITs are selling at a discount to the net asset value of the property assets they hold and many of these discounts are huge.

If an agent is not so busy they might just agree to discounted their service fee.

SD market is tough for cash flow, at least when you initially purchase the home.Your best bet is a live in flip / house hack, meaning you buy a house in need of some love in a nice neighborhood at a discount, fix it up and then house hack.  

My other option is to buy a duplex straight out of college and house hack.