My wife and brother-in-law inherited their mother's house via a land trust and it was great in that it avoided probate.

-Got a trusted realtor who understands Section 8?

Who do you know that loves and trusts you and wants to see you succeed? 

I think you should have trusted your better judgment.

Miscommunication can lead to conflicts, eroding trust and making it hard to collaborate effectively.

As I said in my earlier post, trust the professionals.

Assignment fees tend to be higher maybe $10k and only occur if closed.In that case, you'll get cut out unless you have an investor you really, really trust.

If investing out of state, I recommend building a team you trust including a realtor, property manager, lender, and insurance agent, and maybe even a mentor who has invested in the same area.

Ill trust myself more than the realtor on pricing on next house.

Who do you have currently in your home market that you can trust - generally you are going to want a trusted "core team" to do long-distance investing - for a flip, should definitely include a trusted partner and/or contractor + agent + lender at the very least