Some buyers enter these agreements without fully understanding the financial commitment, often influenced by overly optimistic advice.

Doing thorough research, understanding the market dynamics, and having a team you can trust are key.

You'll want to ask about their experience, read reviews, understand their availability, pricing, insurance / bonding, and how they safeguard their funds. 

First, I recommend you understand the market.

In KC I'm using the following splits: A 99k+B+ 75k - 99kB 56k - 75k B-/C+ 48k - 56k C 28k - 48kD under 28k Here is the updated guide by zip codes with the new class of B-/C+ created. 

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 :) 

I understand this is almost only used between an individual buyer and an individual seller who is seller financing the property, not banks.

I like umbrella because there is no worry of being pierced for inadequate separation of finances, if sued you have a heavy weight in your corner who has all the consequences of a defeat, and because usually it is reasonably priced (mine today is not so reasonably priced but I believe it is mostly related to the risks of CA).I do understand that the probability of needing the umbrella policy is low.  

And of course other states are following suit.. 

I don't understand this topic very well so looking for a connection to a good real estate focused CPA to help with my filing.LLC does not change your taxes, and it's even possible that cost segregation does not.