I would use the 20K as a down payment on your next investment property.I would look for a fixer upper/foreclosure where you can by at a discount, fix it up have good equity right away and then BRRRR.

Has any one used any instruments in the past where you bulk finance a portfolio and get a discount on the rates?

If so, do I do it for free, or maybe a discounted price?

I purchase, he fixes it up at discounted rates and no mark up on materials, and we split the profits.

Hi Brad,There are discount brokers out there where you can hang your license like Samson and FAIRFAX Realty.

From their buy at a deep discount from a motivated seller.

I am currently studying books and videos to up my preparedness for when I take some action in the next couple months.In my study of investment analysis, I'm being introduced to investing concepts like IRR and discount rate, which I am finding very confusing as a beginning investor just trying to get one property going. 

Shouldn't be coming out of pocket too much if you're buying at a big discount. 4. you have no idea what these peoples' situations are.

You would probably be buying off the MLS so no great discount, but there are deals.  

If it's straight off the MLS and you're not trying to negotiate a deep discount, or seller financing, or if this isn't a property you REALLY want to have, I might suggest asking a realtor to be your buyer agent and use the standard NC realtor form.