The private lender will be exclusively on debt side, they do not have their name on the title report, they are the debt provider - so if something happens and the loan isn't paid they have the right to foreclose on that property and regain title or it is sold at an auction and they are repaid.

But the cap rate can change with a discounted purchase.

Now, I know value is mostly created by purchasing REOs at a discount.

LL Flooring seemed to have the best prices and I even got a 20% discount on top :)

100 year floodplain that's 44' deep isn't a reason to discount a property as potentially profitable.Enhance your location, don't leech off of others already enhanced location.

Shared spaces like this have to be heavily discounted below private spaces, so you will have prices on the low end of the local market. 

I rent to exclusively to travel nurses and travel medical professionals.

I didn't discount any units, I didn't forgive any rent, and I certainly don't have any tenants who are several months behind. 

I would consider buying more, but would only buy at very deep discounts as it is likely prices will fall in the shorter term.

Just be aware of the appraisal and if it does not come back at your offer the seller may not reduce the price and you could lose out on the deal.You're also not required to use that agent unless you have signed a buyer broker exclusive employment agreement.