Details of a flip? Charles what do you think? Everyone.

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I have read about flipping homes ect, I understand this but when i go to message boards i see tons of people getting stuck or just doing it all wrong. Lets say I have a motivated buyer in Michigan( where I live) I go and either get a PA with contingencies or an option contract then I go a quickly find a buyer now I have found a good title company but what about the double closing or assigment does this require the buyer to get a particular mortgage, I know it can be assigned to the buyer for usually small cash amount or whatever possible amount is agreed on but i was reading do some assign to the seller and create a lein that they have too pay back before closing and in essence our pay. My main concern is the double closing and the seasoning as well as not having to have my buyer use a certain company ect. As i said i understand just unclear about some details. I have read books talked with investors and read articles i am just not clear on some details. Charles if you post to this I am talking about a situation where i am not auctioning, by the way do you auction off everything, i always think about it when their is a high end property but what if there is a motivasted seller home worth 150 wants 115 just do a absolut low bid or start at 120,000 and go up from there, how do you explain to these people. Also wjhat if seller is semi motivated wants out not a whole lot of spread would you do auction then, please advise. Thank you.