Discount for cash. $500/down, $220/mo.

Also, you would need to input a tremendous of data if you want it to determine highest and best use.Sound like you are the "newbie catch-22" that nearly every profession runs into. 

The BRRRR Method has years and years of history and success buying off market properties at a deep discount in a state of disrepair.  

You don't get discounts for low price points. 6% probably a little low for interest rates.

Maybe there is an area that is available at a discount now but you believe is up-and-coming.

You may also want to contact the 1st and offer to buy their TD at a discount.

Sure, you increase your cash flow a little, and you get a small equity build each month, but the real value is the forced-appreciating that comes with running a tremendous amount of rental income through the property.

I was one of the highest users of services at Staples and I have a platinum discount.

I want to sign up for the annual Pro membership and the BiggerPockets bootcamp before the discount ends.

I ask for 3 references, look at google reviews, ask for pictures of previous work, and ask for a discounted rate for the first few cleanings as a test run.