You gave a price point of $350k, but that means nothing ... for example in my market that would put you into the heart of the ghetto while in the deep south or mid west it may buy you a palace.Do you have a picture of the entire kitchen as it stands today?

So I found a discount broker to start with.

Or just wait for recession and buy everything at a nice discount.

If I do purchase in cash, what's a reasonable discount?

I didn't dig to deep, but am just curious if anyone has ever used anything like this to buy properties.

Why am I not deep in the excellent category?

I always offer a cash price "...at a significant discount..." or "if I pay your asking price, is there any reason why you won't seller finance it for a few years?"

Ticor also give 25% investor discount..Also keep me in your mailing list :) 

for California those numbers are pretty good. that's a 20% + discount if your ARV number is correct.

Vernon-I think so many questions need to get answered before anyone here can give you a deep and thoughtful answer.