So let's say you communicate your offer and communicate you want, an investor discount, If I'm a seller and in a good mood, I might offer to leave a rusty hammer for you on premises.All this said, in all seriousness, as an investor, leverage does come in to play if:You are putting in multiple offers at the same timeYou are buying marginal 'move in ready' homes with cash (note that the 'sweet spot' here is to find homes where you are competing with folks using financing, but where there's uncertainty around whether or not the house can be financed)......... 

$2000 for an 800k house is sweet deal!!

the estimated value after repairs.purchase house for 30k rehab for 10kpost rehab value is 65kits a small flip but should be short and sweet.. 

Also its important to note that when you go into a grocery store and you see Arnold Palmer wine do you think he is making the wine or made the wine...

Your sweet spot for interest rates etc will probably be between 85-90% LTV.There will be costs in a refi that could be over $5K.  

The big thing is I am looking at the sweet spot of 5-12 units. 

People get bugged like crazy, what I learned is to keep it short and sweet. 

I also have a personal “sweet spot” of where I usually like my loans to be which. is between $25,000 to $40,000.Monthly & Adjusted Monthly MortgageIf the borrower’s monthly mortgage is over $300, you’ll probably never get that amount.

In my area I believe that the sweet spot is 3-4 rooms with 2 bathrooms.

Holding a special broker/agent only open house is another good idea, let them know there is free coffee/wine/food and it helps get a better turn out.Also, have a mortgage broker ready to work with anyone that wanders in...a good mortgage broker in this case is worth their weight in gold.