Institutional buyers will take most any note, but they will discount it to match the risk level.

Maybe there is a management company that handles base housing (Pendleton uses a private company I believe) that can help and would possibly give you a discount and advice given your situation.  

Buy houses at a larger discount to accommodate using the higher priced GC on major rehabs. 

Where else can you buy real estate at a discount and literally come away with a 140k asset for 5k out of your pocket. 

Also, I feel buying in those types of areas is only worthwhile with properties that can be acquired at a deep discount with as little money as possible down to minimize risk.Good luck.

Possible discount on rent for one of the units?

That's not to discount your role.

They told me I would get a discount for signing up, then I signed up and there was no discount and literally 5 leads in my entire county.

See if this tenant will be willing to pay up front (maybe even offer a slight discount), since she says she has the money in savings.Adam

Since the decision and it became common knowledge investor now bid up these properties until the risk is no longer worth the minimal discount you will receive.