Each deal evaluated on its own merits.  

If they are truly overpriced, and will not listen to the merits of your offer, then give their number and pertinent info to a Realtor® you trust as a referral.  

Both opinions have some merit.  

My questions is the assignment contract is not a Trec form and does this contract hold any merits?

If you think the deal has enough financial merit, put it under contract with a due diligence contingency period and refundable binder, and find an experienced partner.

What John said holds merit though: start doing deals, generate revenue, and use some of that cash to get your assets secured.

I've heard a few people mention Cozy.co so there must be some merit there, thanks for the tip.

This might help you to weigh up the merits of doing a multiple year rental stint as a Plan B.

Legal liability issues aside, which I know the merits of LLCs, GL policies, liability, etc. have been debated in detail, does this arrangement give any additional flexibility to tap the conventional lending markets and not be limited to the commercial lending markets? 

Your network = your net worth has some merits to it so I highly recommend networking.