It might make sense to look for a JV situation where you put up some or all of the financing at a discount, and an experienced flipper partners with you to show you the ropes.

However, you can often times get a small discount for opening a new checking/savings account or having your payments autodrafted from your checking account or something along those lines. 

The foreclosure auctions here are very competitive but I would still expect the property to sell at a discount below market value. 

i noticed both home depot and lowes are always/often flooded with clearance models of dishwashers for like $75 for the dw.. if only OTHER major appliances would be so deeply discounted!

. $750 + $25 increase, or some other amount)Concession/Discount for Renewal:  $25Net Rent:  $750.In summary, you are making it clear that the market rent has gone up, but you are actually giving them a benefit/concession for renewing.  

From that you can learn the discounting process and yield.

@Shannon Davis  California is full of discount brokerages were you simply pay a low monthly fee and can basically do what you want... we have them here in Oregon.. its perfect for the investor. you get commish on market deals when you buy.. you save when you sell and the all important thing you have MLS access along with that nice key to get into any house without having to wait on someone to show it to you... and you never know you might broker some deals along the way..

The equity loan is not enough to buy 5 houses at a time even if I got the houses at a deep discount.

Then I list the property (at a steep investors discount) to get it sold before holding costs start to take a noticeable bite out of the bottom line.

You need to control the lender they work with, someone you have a great amount of trust in and know they will tell you the truth and not drag out a transaction that doesn't close.If the market is strong, you will likely get more on the open market - so make sure you don't sell below the discount for standard commissions.If you are looking for deals in Denver that cost $300k and rent for $1800, you are looking in the wrong places - there are better cashflow deals here than that directly off the MLS.