I would BRRRR a multi-family and use the other rents to hopefully live rent free, or at least at a discount.

I deluded myself into thinking that the car insurance companies were doing us a solid by discounting our policies.

I did have to discount one of my tenants to help them out financially and I was happy to do that.  

Your appreciation will be tied to your income growth and cap rate, versus straight market appreciation.

I will pay the closing cost which the title company (that I use all the time) will give me a $300.00 discount, so my added cost will be about $1,500.00            Its a good deal for cash flow in my retirement years (Im 62) But its mainly for my children's children when i pass.

Although I also believe a lot of investors come to Baltimore looking to get in the game with what seem to be discounted deals.

@Derek Andrews Ok, I gotta set the record straight here because holly cow this thread has been a series of the absolutely worst advice and direction I have ever read on BP, ever. 

When wholesaling distressed properties, the idea is to get the property at deep discount 50%-70%.

In that case he receives a lower return then if he were a debt investor of 12%.My point is equity is not always better than straight debt.  

In general, once the courts open up, it is possible to run a straight forward eviction for non-payment without using a lawyer, and you can get them out in 2-3 months, although a smart tenant can string it out for 6 months or longer.