I had to explain to them that we only purchase at deep discounts to motivated sellers. 

If a seller understands that they are selling their house at a discount and signs off on it, then they are within their rights to do so. 

"Great" for your tenants, they are getting their space at a 20% or more "discount" compared to market because the previous owner or manager didn't price the space (using the rentable sq ft method) "correctly".Your Market -So you have a building 100% leased.

Buying a property like this all cash means that you eliminate competition from any retail buyers, and get a discount accordingly, but the risk is that the house needs work.

Everyone seems to run when there are cracks, though some more experienced investors seek these out, due to discounts.

You can acquire investment real estate in Metro Detroit for any budget; discount homes in Detroit may need major renovation.

You'll see what foreclosures sell for, make sure you save homes that are sold at discount so when the investor resells, you'll have a vague idea of what your margins should look like. 

The point is to find people who need to sell their homes at a discount and get it under contract.  

Hey BP family, I am acquiring a 4 unit at a discounted price ( and yes, I did the numbers, Cash-flow, Cash-on-cash ROI, Cap Rate above 7% and planned for all expenses with the Rental Property Calculator and tips from @Natali Morris Podcast 165) and I am still cash-flowing about $400/mo.

When sellers accept this kind of discount, many times there are issues the seller just hopes will go away, or be missed.