For one thing you could purchase a fixer at a reasonable discount.

They get a $25 discount.

You'd be looking for properties that are specifically under-valued, either because Seller's don't have money/knowledge to bring their property up to what it SHOULD be worth, or the Seller is motivated for quick sale so would take a steep discount, or the property has some other unrealized potential such as sub-dividing, or raising rents a lot.

Not everyone has to jump into the deep end and do this full-time.  

If you can't verify numbers an investor has to assume the worst with a property and see at what price it still works for them.Some sellers might give a slight discount on price due to their not keeping records but there is a much higher risk premium to unknowns on a property.I tell sellers if you want my buyer to pay close to market on the commercial side you must have immaculate records to verify.

Someone on BP may make you an offer for the 46 at a big Discount.

I specialize in finding discounted properties for cash buyers.

That was deep man...  

All of her unreasonabe demands should dictate a heavy discount. she has time to meet you there, she just doesn't want to deal with the family members not paying rent.

** I realize all that I'm about to suggest may be pretty deep, but think of it like Chess.