Banks are not as motivated as sellers now days, so foreclosures in your area may actually sell for a small discount to a standard sale...too small for an investor to buy with a margin of error.

@Deep Shrestha sorry but paying down the loan does 100% affect the loan.

I'm a retail net leased investment broker based in Los Angeles, and I specialize in single and multi-tenant retail properties leased to the national credit "daily needs" tenants ranging from the top grocers (The Albertsons Companies, The Kroger Company/Ralphs, Wal-Mart Neighborhood Center, Trader Joe's, Sprouts, Whole Foods), to the drug stores (Walgreens Boots Alliance/Rite Aid, CVS), to the discount retailers (Dollar Tree/Family Dollar and Dollar General).  

We offer networking and education for our members as well as tons of other benefits and discounts that no other club or meeting can offer.  

If you are a buyers and your looking to buy discount investment properties at a 30%-70% discounted price please send me your contact info;goldenandcompanyllc at gmail.com

A lot of new investors are drawn to discount properties, because they seem low risk (because of low price) and strong cash flow.

That means you are buying at a significant discount (because it is a distressed property),  and it will require a decent amount of repairs to get it to Market standards (and force equity appreciation).  

You're technically buying the house on the front end at a discount with the hopes of rehabbing it to force initial appreciation and renting it (BRRRR) to eventually sell it for a profit (flip) but you can sell at any time.

As an investor I prefer to buy from un represented sellers as I can get the most discount out of them without a realtor trying to protect them(or kill deals outright).  

With that in mind, the key is finding the right property and buying at a discount.