Perhaps give away (or steeply discount) a few lists to get some positive feedback first?

Even at a substantial discount the property tax would eat you alive and result in negative cash flow.

I'm sure your tenant would LIKE to have that convenience but sounds like too much of a hassle, cost + maintenance on top of that for it to be as viable as it appears.You could always tell the tenant that if she renews the lease at $550mo (which was what you were going to re-rent at anyway), and pays on time, she will receive a $25 discount that month to apply toward laundry expenses.

Also, I wouldn't classify a seller as "giving away the house" at a discount of 10%.

It was a duplex and a single family that made up the other two and we had to severely discount them due to their cash flow.

A similarly-sized single family home is going for $675,000, so we are pleased to be in the neighborhood at a discount and rent cover a good portion of the mortgage.

if something just needs a touchup... it's going to be very, very difficult to buy at the discount that you need to make BRRRR work.hope this helps

I use a discounted cash flow model to derive the return estimates in the image below, see Returns Summary section on the left side of the image.

You could also request the seller pay your closing costs including a rate buy down, discount points?

But if you go somewhere else for the mortgage, there's no more back end profits to them from the loan, so the house price goes up (via the mechanism of a lost "discount" or lost "incentive").