Just be sure to discount for risk appropriately.

Zillow project the price will increase another 8% in 2016.Local rent has been increasing at slightly lower rate than house price at 8% and 7% for the past two years.I am buying at more than 15% discount below the market price which allows me, if necessary, to sell it without losing money.

There are other solutions that you can do which will make this a good investment and not break you in the process. ps1. an offer from a buyer who wants to assume a discounted loan is a non starter in most cases.

Like you mentioned... some are hard core flippers and you need bigger discounts. 

Assuming you are not a realtor, your closing costs will be around 7-8%, depending on if you can get a realtor to discount commissions.

Additionally loan discounts rates are typically given the larger you go in loan size.

Don't discount that off the bat. 

My down payments usually were around 10%.On many of these notes (money I owed previous seller), I bought back that note at a discount.

I just submitted a list of about $2,200 dollars worth of tile and lights to Home Depot to the pro desk to see what kind of discount I could get. 

All provisions and rules of the agreement are in effect when the Tenant moves in.If it is more than a few days, collect prorated rent or discounted rent.