I'm buried in distressed properties that I'm selling at a huge discount... blah blah blah."  

Great area real close to dc with out the Dc price and get more home , the best way in that area is to get you one that needs some work so you can get it at discount do you a renovation and have some equality in it . look at you some signs in the area and see who is there and give them a call and tell them what you are looking for are drive by the area alot  and you may see a few for sale by owner by not many or go to your local REA and see if anyone is birddog that area and can call you if a deal come up  wish you luck  Amy

It will say quite directly what they discounted for, or gave you additional credit for.For example, I had an appraisal done on one of my houses where the comps all had decks.  

His labor would be at some reasonable rate like $25/hr.Or better still, come up with an entire list of pricing for work items and then get a 25% discount off those items from him. 

If you keep your eye on the properties sometimes they deeply discount the units to unload their inventory. 

I want to be as straight forward as possible and never be looked at as being dishonest. 

If he gets pissy do you think I should go straight to the seller with my offer. 

A previous tenant, I actually gave them a rental discount of $25 if they paid early...even if it was just by one day. 

Kitchen - angled room behind wall on left - dining room through the opening straight forward.Great room:Exterior leading into great room - entrance from the driveway - not the front door.I posted these in hopes of posting "after" photos when it's all done!

I believe that you have a couple of choices.1) If you can get the property under contract at a discounted rate, you could wholesale it to another investor for a fee.2) You could talk with the vendor and see it they are willing to do a seller finance with a smaller down payment, using whatever you have left over to try and repair. or even talk with the vendor and see if they want to partner with you.3) find some one you trust who has what you are missing and partner up.4) pass this by, knowing that you will find another deal, and gear yourself up (fix credit/no money issues) with the goal to fix and flipsome basic ideas. you can search the site for more forums on what you need.Good luck!