In today's market, with low foreclosure discount compared to past buyer's markets and a lot of "motivated buyers", the risk/reward ratio keeps me far away from the courthouse steps. 

We've done this many times where you purchase a property at a discount with short-term financing/bridge loan, rehab it to increase the value, rent it out and then when you refinance it with long term financing, you (hopefully) get some money back.

Those are the ones who most likely will be less hit by Special Assessment and, with the current "fear" in the market, are a good option to buy at a discounted price.

However, we all know that most of these "discount" listing brokerages, or brokerages offering discounted coop fees have houses that are overpriced, usually flipped horribly and sit forever.

I have been approached in the past by investors who want to buy the Atlanta portfolio, but they always want to buy at a discount.

Selling the house with the tenants in place is more difficult too, because you have leased tenants at well below market and have to discount your sales price slightly to get someone else to deal with it.With all of that in mind I think you’re a lot better off pacing market rent and not falling too far behind.

The residents do not cause problems, they are generally on social security so if you give them a 5% discount they will pay their rent a year in advance, and they will host fundraisers to improve "their" clubhouse.

For example, maybe you make a deal with other providers to sell gift certificates for their businesses at a small discount to help them gain business.

If you are looking for a discount listing agent, I can point you toward many.

Collateralize it for the down payment of a discounted buy in OK / TX.