How can I find a property at a discount in this market?...

You should get several good leads from those and hopefully close on one without needing an investor.You can get a discount on mail if you do the legwork for the postoffice via usps bulk mail.Getting a loan for mailouts isn't something I would consider unless I knew my average response rate and had a history of closing deals based on that.

Those marketing resources, (in funds and time), make up the volume discounts that the property manager realizes as they pass more work along to the contractor than the vast majority of private citizens, or even a small or medium sized flipper or landlord.Obviously, a large flipper/investor on BP can generate as much or more work than a small or medium sized property management company, which would also translate into more aggressive pricing for them as well.  

Our plan is to (during the due diligence period) offer the current tenant a slight discount to extend the lease to five years and try to feel out how long they plan to stay. 

I really like the discount rent for the holiday, especially knowing it's a tough time for most. 

A pre-payment discount, this comes out of the Old West, you're not going to discount the initial principal and interest agreed to originally, that is a forgiveness of debt to a borrower, a taxable issue, if you structure it in revers to pay more over a longer period of time, you can have an illegal adjustable rate.The most helpful posts from the old timers would be about real estate and that would also be after they caught up with laws that have changed as many of the old timers did things that are considered predatory dealing today........why the past such laws with old clever ways of putting others at a disadvantage.

You get a $25 gift card, I get a discount as well.

Obviously the possible deep discounts offered by short sales are appealing in such an expensive market.

I got a "prior military" discount and it was a sizable discount. (10 or 20 percent. dont remember exactly)The class was professionally facilitated and worthwhile. 

The discount vs. other houses off the busy street is more like 15% than 5%.