I'm giving a DEEP (~$70K) discount on what they would normally pay for the mandatory club membership purchase so it should be appealing. 

For me it all comes down finding a tenant that would pay a minimum of $1.8M so I am targeting businesses and agencies that would be able to perform.Because we are looking at several other projects, let me know if you see anything off market/steeply discounted that doesn’t fit your criteria.

Much easier and better deal for tenant to get an FHA loan.You are going to sell the note in what seems a short time and with no seasoning you are going to get a hair cut.Tenant has 680 with almost 10% down should be able to get a loan around 5% and you get full amount with no discounting.

Thank you for taking the time to read through all of this.Purchase Price $150,000Closing Costs $3300Repairs $50,000total investment $203,300After Repair Value $220,000 (I'm going with your lower ARV number to be conservative)That means you really only were getting the property for a $17,000 or 7.7% discount from retail.

You can contract volume for appliance replacement or rehab and get a discount. 

In the discount brokerage space that is about the best combination of price and control of outcome you can ask for.  

The tenants already got a discount.

As you know for any of these to cash flow day one the sales price would need to be heavily discounted (by several hundred thousand) from market price so those two pieces of the puzzle don’t really come together easily.

Military discount(s) are great!

The trick of course is to discount the note enough to where if you have to foreclose and kick out the owners, you end up with something that's worth more than $5,000.