If you don't have proof of funds, it's not going to take me 30 days to reject the offer.To your point, no mortgage holder would consider an assignment.

@Dan ReeceMost commercial lenders I work with will not even consider an appraisal transfer unless it was done through an AMC. 

Some states charge a fee to out of state LLCs; they consider an out of state LLC to be a "foreign" entity. 

Do: Consider real estate as a diversification tool.Don't: Over-concentrate in one asset class.Do: Consider an investment property if your cash flows are already strong.Don't: Rush through your cash flow projections.Do: Talk to someone who already owns an investment property.Source: https://money.usnews.com/money/blogs/the-smarter-mutual-fund-investor/articles/2017-07-27/5-dos-and-donts-of-investing-in-real-estate

“My name is ——- I was curious if you would consider an offer on your property at 1234 main st.”

Ones that stand out as a potential deal, I'll analyze further to consider an offer. 

Longwood is a great area, and Deltona is what I consider an untapped market.  

If the property is fairly priced to market and comparable properties are selling at that price, nobody would consider an offer 20% below.

Note, currently all proposed STR regulations exempt owner occupied RE   Especially if the regulations eliminate much of the competition, consider an STR for the unit after rehab   STR are much more work than LTR, but have better financial rewards   Your profession and age (able to house hack) are two advantages you have.  

I would also consider an FHA loan.