I would first try to have a talk with your mortgage company and see if they may not be willing to discount your mortgage down. 

I never thought to ask for a deal but my level of investing wouldnt qualify for a bulk discount @Nat Chan. 

@Jon Klaus What kind of discount do you think you got?

Verify all you can on the proforma as soon as possible, you can possible use your new numbers to possible arrange a discount.

Think of it as a tool similar to an IRA, however whenever health care needs arise you can use it.Another thing I have found through trial and error is that when you do need health care, if you tell the office to bill you as uninsured and that you will pay the day of service if they give you a discount, after you fight through the confused looks of the Accounts receivable dept - you can see a significant discount.A couple strategies I would employ and will employ when I cross that bridge.  

He also normally gives a discounted commission price to the seller allowing for the possibility of bigger discount and a lower price to the buyer.  

Their is a HUGE opportunity to serve the 95% who are NOT going to sell their house at a 40% discount....Ultimately, you have to have integrity and feel good about what you are doing.  

A fresh coat of paint and new carpet isn't going to work unless you're willing to take a discount to ARV.As @Latonia Parks said, with the heavy military influence on the population, rentals do very well.I'd love to see what type of inventory you'll have to sell.  

I am an out of state investor, but originally from Pontiac, Michigan, and am interested in buying and holding deeply discounted homes in Pontiac, MI. 

Institutional buyers will take most any note, but they will discount it to match the risk level.