For distressed properties I intend to keep as rentals, the buyer pool is greatly reduced and being able to close cash and waive inspections provides a lot of negotiating power. 

For a more distressed property, you could look into an FHA 203k rehab loan. 

@Chris Coleman All you need now is a distressed property with an opportunity to buy below market value.

$10K could buy a distressed SFH (depending on market).

I bought a 3/2 cash from a distressed seller.  

The beneficiary is not recorded only the trustee so this could be a good tool to use in subject 2 deals.I would certainly consider doing this but I've had no problem finding plenty of paid off properties with motivated sellers and distressed properties.

The employees are dependent on your ability to get jobs (probably distressed deals), making offers, and keeping the train moving.

@Bryant Brislin I think what you describe that you are doing is HOPEFULLY somewhere along the lines of that distressed home consultant is doing. 

Our issue here is we have to sell our 100% equity before we can buy this deal that is a distressed (some upgrade but the bones look good) new on the market (less than 30 days in fact).

Off Market distressed is the way to go!