Some investors think they should get a discount on every transaction, because they do two or three a year.

A lot of student rentals even here in an extremely tight market are offering concessions like free month (or $250 off), free wi-fi, free tv or whatever at this late stage in the season.Advertise in the school common area, near mailboxes or whatever in addition to the standard ways.This certainly doesn't happen to everyone so I hope it hasn't discouraged you from investing @Jem Jacala!

I would like to take equity out and use it to invest in additional property.

They're really easy to use nowadays, with pretty low expenses, and extremely easy to purchase through a discount brokerage, so you can save more of your money while diversifying over whatever base you want.

I forgot to mention about Legal Shield, if you need work they cannot do for you then they will recommend a local attorney to you and you will receive a 25% discount because of your membership.  

Essentially, my seller is willing to do some owner financing in addition to the FHA loan.

There has been additional schools and plants built here, we have 4 seasons, and for the most part our weather is not extreme.

I got a great discount on a miter saw.

@Anthony Ciulla What you describe (further developing a property with additional units if zoned correctly) is very doable - that's mostly what we've been doing in SD for the past 5 years.Be very careful, though - the costs associated with doing it are far, far greater than most people expect.  

I like to think we offer a premium service at a healthy discount.