I like the idea of having a property that should not need any maintenance for several years and that it meets current building and energy codes. 

We got rebates on our solar from local Focus on Energy, and a federal rebate through a loan program (that expired in 2012),  We use all kinds of reclaimed materials in our rehabs. 

My issue is, I don't really know the extent to which electrical, HVAC, and energy efficiency will need attention- it looked pretty good to me, but its been sitting for 5 years, so I'll find out after an inspection.

Tons of rail, tankers, important air hubs, accessible to eastern markets via the gulf, incredibly low energy costs, balanced environmental.  

When the bottom drops off again then they make a ton of purchases at the bottom of the next cycle.Others while waiting to do that might put more energy into other asset classes at the bottom and less into what they were doing before until it cycles back again.

I'm in the camp of putting your time and energy into the deals and then market it.

You'll spend more time managing this place instead of using your time and energy towards the next investment.

Talk less and listen more.You can act as a referring agent and receive a fee if you don't want to act as a full time agent.Don't get involved into agency stuff (listing, selling, open houses, floor duty) this will only sap your time and energy from your real goal; making offers, making money, building your real estate empire and creating a giant net worth.

How much of a discount will depend on the property, who else wants, and where the bank opens the bidding at.The item above that is most likely to get you in trouble is the "no title insurance", and this is where you'll want to focus most of your energy if you've already seen the house, and have the cash.

I do not want an agent to put in their time and energy into me and me end up choosing a different agent.