I explain that yes the home does need some touch up work but I haven't done anything to it yet because I find that most people would rather take the discount and do the work themselves.

Discount for cash. $500/down, $220/mo.

The BRRRR Method has years and years of history and success buying off market properties at a deep discount in a state of disrepair.  

You don't get discounts for low price points. 6% probably a little low for interest rates.

Maybe there is an area that is available at a discount now but you believe is up-and-coming.

You may also want to contact the 1st and offer to buy their TD at a discount.

I don't care what other companies say they charge in your area.That is cheap especially in California where gas is very high and cost of living.We get 10% down here in Georgia easily and gas is cheaper and cost of living is much cheaper and margins are already slim structured that way.With that kind of money you had I would have went after apartments instead of a house or 2 but that's a moot point.I do know California in some areas has very friendly tenant laws that are not in favor of the landlord.I am surprised you did not research this more before purchasing as to eviction time lines.You can pay an attorney but they are extremely expensive.I saw an attorney in eviction court lose his case for his client and the tenant got another month of free rent.Just because they are an attorney doesn't mean they are competent.If you must pay an attorney you bombard them with questions and write down the answers and learn the process so that next time you can file for yourself and save your money.The question is how much do you make per hour with your business or job??

I was one of the highest users of services at Staples and I have a platinum discount.

The other properties will take more work to market and sell, but the profit margins should be the same. 

I want to sign up for the annual Pro membership and the BiggerPockets bootcamp before the discount ends.