I find discounted properties for investors and agents in Memphis and Nashville.

The key to any investment is to secure property at a discount.

If you're going to sell the note, it would need to yield enough so you wouldn't have to discount it too much.

I've had one bank give me a discount for opening up an account (when I didn't already have one with that bank), and another give me a discount for allowing the monthly payment to be auto withdrawn from a checking account. 

A discount for your tenants and a finders fee for you or perhaps a discount on your insurance?

Other places I've shopped for cheap cabinets are Liberty Home Supply (on Caesar Chavez) and Discount Builder's Supply (by DBI), but I can't remember how good the natural maple looked - I was looking for natural cherry at the time.

The benefit of using an open input model like excel is that you can adjust prepayment levels of the loan which if the loan is purchased at a discount will have a direct impact on your IRR.  

From my limited experience of the last couple years, the real trick to real estate investing is to buy distressed properties at a discount. 

They would get free or severely discounted building materials from remodels like someone getting rid of perfectly good white cabinets and white appliances to upgrade to cherry wood and stainless, and just wanting someone to remove them and hall them off.My partner was right the, we stumbled on a gold mind we sold all the trailers within three months and even a couple of buyers paid all the cash up front for the trailers.

You can't advertise or sell something you don't own.So the traditional way to wholesale(find a discounted property,get it under contract and market it to a cash buyer)is starting to get the attention of state regulators especially in California,Ohio and Florida and fines and jail time are being issued to those who are marketing/selling properties they don't own without a license.So unless you can find a way to market your contact without marketing the property itself which isn't against the law you'll need to either get your RE license or find another REI strategy.