Of course, within notes there are easier and more difficult approaches such as buying up performing notes from an investment provider (turn-key) to shopping for discounted, non-performing notes.In a perfect world, one would create a portfolio that has a nice balance of different properties and notes of various types in different markets to achieve diversity - as well as perhaps some traditional equities/funds, maybe some precious metals as a hedge, etc.A budget of $100K could most likely be placed into one or two key investments.  

We will only do this if we can get at least a 20% discount on the property so we can have decent equity in the property.

Depending on how bad the repairs are, you may also end up giving additional discounts, especially if the home is only going to appeal to a professional investor.If you're licensed and still not sure how to arrive at a valuation, it may be in your best interest to hire another realtor to sell the house for you.

Are there better ways and larger discounts?

What with the military draw down reducing housing demand in the area, I might be able to jump in on this for a heavy discount, especially if the seller is highly motivated.

Dawn,We typically use Delta, but on the last two kitchen have gone with a sink and faucet from Ikea which we bought on sale for just a little less than 50% discount and we also picked up the corresponding colander and cutting board since everything was on promotion. 

@Donovan PlummerI would not toally discount @Michelle Watt's advice. 

Could you find a more creative solution such as asking Dunkin Donuts if you could purchase their remaining donuts at the end of the day (at a steep discount of course) -- talk to a local shelter close by that maybe they could come pick up the donuts, take them there for the folks to eat, then talk to the people hanging out there late at night - let them know what you are doing?

You can display how serious you are to them, and if they know you, you have a better chance at a discount or lower "rate" on the seller financed note.

I would want to purchase non-performing notes at a discount and hopefully make them performing or acquire the property.