Basically, if I find a discounted property but it needs repairs will that be covered in the loan if needed?

If that apartment complex goes on sale, will it be heavily discounted?

She can then either have a servicing company licensed in that state collect payments and send to her until they pay it off, refinance in 6-7 years, or stop paying, which then you have to take it back.Or she can sell it for a slight discount, depending on how it was set up and the credit worthyness of the buyer, in 3-6 months and take that money and put it in the unity. 

@Brandon Sturgill  What you looked at feels like a deep pocketed developers pet project.

I was faced with the same option, I choose to stick to about a dozen investors, a few with very, very deep pockets and use no more than 3 on any project, usually any one could swing 90% of what went on alone,  much easier life getting started that way. :) 

Elizabeth Colegrove   I have invested multiple millions in Charleston in the last year and that market is one of the best of the deep south.. we are building new construction infill downtown.. all homes I have built sold before completion..

Perhaps @Dion DePaoli can provide some insights.The discount from the face value depends on many factors.  

The law says that no unlicensed entity can receive 'any' considerations due to the purchase/sale of real estate.That means gift cards, credit points, discounts, cash, etc at closing.Like @Dev Horn says if you pay a flat fee for each lead then that isn't a consideration for closing any transactions and it would be strictly lead generation.If somebody brought me a deal and I closed on it before paying them If I was fearful of paying them for it bc they were unlicensed then I think I would simply give them the option to have money out into a marketing campaign for them to manage.Like buying 1000 direct mail letters with their information on it bc that would be you putting money into marketing vs giving a consideration.

So now in the rust belt and other mid west and deep south areas what has caused this mass defection from the neighborhoods. .Well obviously in Detroit it was the auto industry.

How much discount off market value would we need to achieve to make this a viable deal?