Hi - we're looking for a source for discount cabinets besides the big box stores.

We could still buy it discounted off of retail price, you could live in it, learn the trades and improve it over the next couple of years.The house would be on the verge of not financing FHA or maybe a 203K for the right property.

If it's just for "stuff" and money that is probably not deep enough... but if your why is to live a fulfilled life and having experiences that provide true happiness a very short delay is nothing.  

Regarding the increase, it all depends on your market.. if it's a hot market, I think a 3% increase each year is reasonable, but if you do low income areas like myself,  I'd really recommend structuring the leases where they get a discounted rent if paid by the first.  

Repair cost is 20K at the most.I have heard that you could purchase second mortgage at discount.  

The guy is a little expensive but VERY good and because I use him for a number of different products I do get a rather significant discount off his normal hourly rate.Erik

(Paint, vacuum, deep clean, etc)I have two units in San Jose, possibly a third in a nearby city, that just all happen to vacate at around the same time that need a bit of touch up.

Can I get the property under contract at a discount (to account for my fee, closing costs, etc.) and then sell the contract to a buyer (owner occupied)? 

I try and go back two or three landlords deep and get references from those people too as they are more apt to give you an accurate story since they have no vested interest in whether you rent to that tenant or not.I have also seen some previous landlords hesitant to give a "bad" reference for fear of some liability if the tenant gets denied due to it. 

You might pick up 10 or 20 basis points with yield but not some heavy discount unless you run into a desperate seller at the right time.I can tell you I stay busy constantly with requests.