I need her cooperation to show the property and even offered her a discount in the last month's rent until she said the ac broke again and she was not going to pay for it. 

I submitted an offer on a foreclosure at 1K above asking price. The property looked like it required virtually no work.After my offer was accepted I found out it required substantial work. It has an illegal addition w...

 $15,000 discount to take an underground tank that you estimate has a 50/50 chance of leaking?  

You can then buy houses at a discount for cash, do some remodeling. get it appraised at the higher value then do a cash out refi with a conventional loan to get your cash back.

So if that professional Agent can't find a (retail) Buyer/Occupier to pay say $90k, how will you find a (discount-seeking) Investor to pay the same? 

Those kind of discounts last less then a few hours and are purchased with cash.

My PM in Raleigh will send me average rents for the previous year 90 days before lease end and their preferred range and ask what I prefer for 1-year and 2-year leases (I prefer 2-year at a slight discount).  

The taxes are a little over $1200 for it w/o discounts.  

NPN notes are and buying after market notes is a fairly complicated deal for a new investor.. especially if they are owner occ and with all the new rules and such... there is a learning curve for sure.mid west and deep south are were notes are sold at larger discounts you will not generally find Owner occ notes on the west coast sold at large discounts like these other markets and especially low value asset notes

If you use a lot of Behr paint look at getting into their paint contractor discount program.