In return, I would get a slight 10-20% discount on the properties based on current market appraisal rates. 

Keep option fee low and use the same inspector for discounts! 

That said you might look into getting a commerical acct with the likes of HD, if you purchase in large enough quantities they'll discount their retail prices decently.

The family member is aware of the $60k appraisal and is selling to me on a “family discount” to get me started in investing real estate.I don’t have $35k laying around...the family member is “more than willing” to go with seller financing if needed.

@Peter ClaphamParamount bank in STL for conventional up to 4 units, just locked a cash out refi on investment property at 4% with $261 point discounts (a week and a half ago, rates may have come down more since then).American Bank for commercial real estate loans.Can’t help on private money lender recommendations, sorry.

What companies that are listed int he "Pro Perks" section for pro members do you all recommend? 

IRR is closely related to the net present value function: basically you have to discount the individual cash in/outflow amounts over the course of the hold period to the present day (given the time value of money). https://support.office.com/en-us/article/irr-function-64925eaa-9988-495b-b290-3ad0c163c1bc

I was just wondering if I can use my military discount at Lowes for business expenses? 

Often if it is something they can do at their office/home they will give you discount w/o a former rpt or onsite inspection.

I may even work up a BP discount for my fellow investors!