Also, a lot of management companies here give a tiny discount for paying 3 or 4 times a year, that way kids don't need their parents to send a check up 12x.

We took advantage of the partnership discount.  

I am finding some okay spreadsheets, but ideally i am looking for a very detailed one that includes detailed NOI, ratios, discounted cash flows, IRR, etc.  

One factor that greatly affects the cost effectiveness is the amount of discount offered on the note.  

How can I find a property at a discount in this market?...

We gave her a slight discount because we felt  bad for her.

@Rich Hupper if you are looking to own/operate a business then buying palates of returned items from Amazon, Home Depot, etc then breaking them down and selling off the contents in a deep discount retail model could be a good use of the space.

However; as incentive you could offer to "discount" The rent for the last month (April) provided they keep the property clean and well-kept for showings.

If you give Craig Curelop's podcast Invest2Fi there is always a discount code!

Appraisers have to pay office staff, referral fees, discounted fees for volume, auto expense, office supplies, web  presence, etc.