Your rate may vary based on your own scenario as well has how much you opt to pay in discount fees. 

What kind of discounts I can expect (and ask!)

Before you've owned it long enough to appear on tax returns, an investor friendly lender will just do [ rent * 75% - PITI ].Once it appears on tax returns, if you need/want to exclude the one-time rehab expenses, put it on line 19 of schedule e with the comment "see statement X," and then statement X in extreme detail lists all the repair and rehab work you did, and furthermore you can provide me with every single receipt/invoice, exactly matching the line 19 number, exactly down to the penny (so, it's best just to make each invoice/receipt be a line-item on statement X... if Contractor John gives you 5 invoices throughout the project, show me 5 line-items).Only one-time repairs/rehab can be discounted from the mortgage DTI math.

It is a personal home that you and your family will probably derive a lot of pleasure from.Also, you may want to do some digging as to why they are offering discounts, upgrades, closing costs, and a TV.  

Remember the IRS has a capital gain exclusion on the sale of your primary residence.

This is a common exclusion. 

You may want to rattle some trees you might be able to pick up some deep discounted mortgages  :)

I have made the mistake in the beginning of discounting a commission (or taking a low priced listing) and the seller wanted me at every showing to unlock it, and I had to move the dog out, they would wait till 3 hours before a showing to confirm etc.

WHILE I ENJOYED WORKING WITH THESE EXCLUSIVE BUYERS, I FEEL AS THOUGH I LIMITED MYSELF TO THEIR BUYING CRITERIA AND MISSED ALOT OF OPPORTUNITY.

I found it on the MLS through a specialty Agent, the Agent focused on short sales exclusively.