Don't discount what you have in place and question your ability to duplicate it.2.

In exchange i got to paint however i liked and 50% discount on my rent.  

My guess is they get volume discounts and they don't gouge you on the install labor.

Investors wanted too much of a discount (usually like 22%).

I picked up the properties for a heavily discounted price (because they had sat on the market), and had no problems finding highly qualified (and high-earning) tenants that made the place cashflow right out of the gate.Another example: I once bought a property in an A class neighborhood that had an awkwardly-placed stairwell inside the front entrance, which turned off other buyers.

But, since you’re in Vegas, I’ve had real good luck with Allstate giving me a discount for car and primary and rentals all being insured by them.

Or sell now and  invest now with the market at a discount. 

@Stacy Raskin, I don't plan to live in the property but if I need to and if I save or have more discount, I can do that.

See if the tenants are willing to handle it for a slight discount.

If you do not get at least a $100K discount for an expected $50k project, you will not very successful with your value add effort.Sellers of course want to price to take advantage of the value add of the buyer.