You will essentially be wholesaling the properties, but instead of doing an assignment you will own the properties out right and you can sell for a discounted but profitable price.

. - I want to buy the property at a discount so should I:       A) buy a property that appraises $160,000 for $140,000 and use the appraised value for the math?       

I don’t have their secret sauce but :You could do a small direct mail campaign with personalized material (since there really aren’t as many multi family deals) arriving on 5th of the month when payments could be pressing and rents past due to a list of landlords with recent evictions, liens, and possibly with out of town owners.Essentially it’s putting yourself in the shoes of how you might have sell something discounted and off market and then reverse engineering the ways you can identify that scenario.

I built a relationship with a 'Turnkey' company, but by leverage business Lines of Credit, I was able to purchase 'like cash' for a steep discount.

Hey Fred - I am not a local Realtor but I do Wholesale in Conroe and come across lots of discounted properties that I pass on to investors.

RateAPRP&IClosing Cost ($)Discount/Rebate($)Discount/Rebate(%)3.2503.482$1588$12,786$8,6502.3703.3753.574$1614$11,264$7,1281.9533.5003.668$1639$9,859$5,7231.568

I've had success finding good tenants using that strategy, most times I'll actually offer a discount to sign the 2 year lease, but that's just me, the longer lease and lack of turnover is really worth it to me so I try and make that happen.   

TICs will always sell at a discount to condos as the financing is a bit more specialized.

Most of the time, the seller of a paper lot would like to price it at retail lot price minus the development costs, with no discount taken for the monetary and time risk involved with land development. 

They charge me $7/hr the right after 5 agents i got a discount to $6 and its good price cus they also speak spanish so i dont leave leads on the table ...wwwphoneboothnicaragua.com