Banks are not as motivated as sellers now days, so foreclosures in your area may actually sell for a small discount to a standard sale...too small for an investor to buy with a margin of error.

I'm a retail net leased investment broker based in Los Angeles, and I specialize in single and multi-tenant retail properties leased to the national credit "daily needs" tenants ranging from the top grocers (The Albertsons Companies, The Kroger Company/Ralphs, Wal-Mart Neighborhood Center, Trader Joe's, Sprouts, Whole Foods), to the drug stores (Walgreens Boots Alliance/Rite Aid, CVS), to the discount retailers (Dollar Tree/Family Dollar and Dollar General).  

We offer networking and education for our members as well as tons of other benefits and discounts that no other club or meeting can offer.  

If you are a buyers and your looking to buy discount investment properties at a 30%-70% discounted price please send me your contact info;goldenandcompanyllc at gmail.com

A lot of new investors are drawn to discount properties, because they seem low risk (because of low price) and strong cash flow.

That means you are buying at a significant discount (because it is a distressed property),  and it will require a decent amount of repairs to get it to Market standards (and force equity appreciation).  

I almost exclusively work with real estate folks with strategic financial planning and most people use either cash, IRA. or cash value from an insurance policy.

You're technically buying the house on the front end at a discount with the hopes of rehabbing it to force initial appreciation and renting it (BRRRR) to eventually sell it for a profit (flip) but you can sell at any time.

As soon as that is executed though, you will have the exclusive right to purchase the property as long as you follow through on the terms of the contract.

For and in consideration of the Option Fee payable to Optionor as set forth herein, Optionor does hereby grant to Optionee the exclusive right and Option ("Option") to purchase the premises (land and improvements), upon the terms and conditions as set forth herein.