People sell at a discount when there is financial motivation, lifestyle motivation, or they want the "easy button". 

@Robert Matelski tks that's a great advises, I'll check that market and I really appreciated, that's make me push forward and keep motivated

If he wants to be more of a lender than an equity partner maybe give him a 15% interest rate, 5% is paid annually and the remaining 10% gets paid out at a sale/capital event or after a certain amount of time (3 years).

Here are the specs:Purchase Price: ~825kDown Payment: 300kLoan Amount: ~525kLTV: 64%Years Remaining on Lease: 6.7Corporate Guarantee: YesProperty Built: 1987NOI: $46,57120 Year AM DSC: ~1.1025 Year AM DSC: ~1.25I currently have loans with 9 different banks and so I'm fairly familiar with the underwriting process.

If you're in the camp of struggling to find deals and not wanting to become a marketing expert here's what you should do.Network on Biggerpockets with all members in your area using Network - MembersDo the same at your local ReiaLet all of them know that you're happy to give them a # that works for you on anything they're looking atSupport/Encourage them (so many guys treat wholesalers with disdain and then try to get them to sell them deals)Check in often to remain top of their mindEven offer to run appointments with themReal Estate is a belly to belly business.

@Donald Walker You've already lost motivation?

If the owner is reluctant to give you the information you need, move on and find someone more motivated to sell.

As for your good tenant, the one thing that might keep them in there is to tell that you want to keep them and that you know they are putting up with a difficult situation so you will reduce their rent for the remaining term of the "Bad Tenants."

The existing owner lives in one bedroom and rents the remaining 7BR between $500-600 each, so total rental income for all 8BR would be $4,400.

Not to mention that it is one of the few truly affordable housing sectors that remains.