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

If you still don't think that is for you, consider an in-between solution like EVOLVE.

I guess I can just informally tell the realtor that "IF/WHEN the seller is in the mood to consider an offer of $70,000, then call me and I will make the offer at that time."

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is likely to be higher, then you may consider an umbrella insurance policy.

Might consider an LLC and join as a member with the owner buying out his interests, see your attorney on that.

You may want to consider an advertising campaign to smoke out the truly motivated sellers.

Some people consider an investor friendly agent some schlep that is going to spend 60 hours a week chasing everything in an area and then writing 400 offers a month that are 40-50% of asking on every property as soon as it hits the MLS.

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.

Most who opt to take out a HELOC are mainly doing so to pay off debt and repay the HELOC with a lump sum within 12-24 months.Others are using the loan to purchase a property all-cash to avoid taking out another loan - since HELOC rates are slightly higher + they'd be getting another property with a 6.5-7.5% interest rate.I would consider an out-of-state property that you can purchase for all-cash. 

Yeah, it depends on the numbers, but what would make you consider an "bills paid" deal?