I am anticipating the growth of the surrounding areas right outside of both neighborhoods values are still tremendously low(Chandler Park Dr, etc.)

We do get a 10% discount there based on our valume but they do offer that to many contractors and they do have their 11% discount a few times per year.https://www.menards.com/main/flooring-rugs/vinyl-flooring/vinyl-planks/shaw-reg-citadel-floating-vinyl-plank-5-91-x-36-84-18-14-sq-ft-pkg/mr30000755/p-1444453422201-c-6617.htm

But as Jerryl mentioned, that criteria alone typically isn't a design of distress, so it - by itself - may not be the best place to look for discounted deals.

Bought second primary residence for 30% discount and this is what helped secure HELOC.

@Diana Callmeyer I love my HD card and use most every week.It is a commercial card which gives you a 5% discount.

Getting LEADS motivated enough to sign a contract at discount.

But, the distribution will not be subject to this tax.In my opinion, the best option when it comes to flipping is to buy at a substantial discount, fix the property, rent it for a while to collect some passive income, and sell it as a turnkey rental to another investor.

The only way for them to reflect less income is by a payment in cash, which is why they give you a discount.

I also work a day job as well at around 60 hrs a week, work weekends, nights, and even graveyard shifts.So Mike please share your story but no reason to discount others success.   

Seller needs to remove the tenant or sell the property at a discount that makes buyers willing to accept the hassle of dealing with the problem tenant themselves.