This will be a straight up listed property and a purchase just to see the process on a Commercial/Industrial property. 

So I missed out on taking a year off with my wife and kids and just fully enjoying the time we could experience together. 

In Dallas, investors are regularly getting deals around 70% to 74% (that is the purchase + rehab / ARV).

Are you purchasing as investment? 

Purchase price: $645,000 Cash invested: $516,000 80% cash purchase.2,437 sq ft Duplex, with 3b 2b for the front unit (1331), 4b 2b for the back unit (1333).   

The purchase contract makes the buyer legally responsible for the loan. 

I have helped many new investors purchase their first property in Memphis and LIT.

Purchase price: $205,000 Cash invested: $60,000 This was the first property I purchased.

What if I told you that you could purchase this property at 20-30% of the initial price, would you take that deal? 

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :)