I think @Jay Hinrichs touches on the important point... if you can reasonably expect appreciation, then it might be a good bet/gamble. 

I am thrilled to have found such an amazing network to learn from and contribute to.

I am thrilled with all the information available on BP, and extremely thankful to all the contributors. - It's overwhelming but in a very good way.I just purchased my first rental property in the East Bay and would love the opportunity to develop the skills to add more properties my buy and hold portfolio.

Since I assigning I am not sure if the attorney has to1) prepare for closing2) obtain title work (I can as the cost it's minimal but not necessary)3) preparation and review of closing documents4) Representation at closing.5) recording of the documents6) obtaining the title policy.She also went on to say that once we are out of attorney review the assignment is complete.I am not too thrilled by her lack of knowledge of Assignment of Contract.The service I require is1) review purchase contract in attorney review stage2) once out of attorney review, I want her to draft an Assignment of contract and send it to the buyer's attorney and collect the deposit for the assignment.3) buyer will then conduct his inspection and if all goes will schedule a close with the seller.4) At closing, the buyer will wire or send a certified check towards the balance of the assignment fee, I do not thing my attorneyneeds to be at the closing.

When I got the invitation to go to one of your seminars, I was thrilled.

Its a gamble sure but the historic return on the stock market is 8% a year. 

As far as gambling goes, I'd like to put myself in position to benefit from continually increasing rents, and not put myself on the other side of the table.

Even if you could, it's a big gamble.

Set your expectation, that it won't be rented until late-Jan, if it rents quicker, you'll be thrilled.

I agree, if anybody speculate in stocks long term thats gambling, Eliminating both fundamental and technical analysis and create cover calls generate cash flow.