Their responses are articulated well, on point, appears to be from a person that has knowledge of their program, and are not point and click pre scripted responses.

Your irresistible offer appears to not have turned out so well either by your own admission and my advice is to help you and others reading this about the importance of knowing how and what to have in your contracts, how to properly vet buyers BEFORE you bring them a deal, etc. your situation is a great learning lesson for others and for yourself if you are willing to learn from your own mistakes.As to the assignment being legal or not, I am not 100% knowledgeable on NC laws, however, I have had several experienced investors tell me North C has similar laws regarding this process as does CA, FL, etc.

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Get inside photos of the property and see what it looks like and if it appears that someone is getting ready to move?

Anything can be handled remotely, but it is easier to be present, even if just for a couple of days.

It appears you are focused solely on the financial components of the project without understanding the insurance and liability factors of self-performing the project in the manner in which you propose.

there are deals out there, less than there used to be but always something if you are patient and ready to jump when it appears. 

They can provide insights on good deals, share their experiences, and maybe even help you find properties that aren’t listed yet.Consider Financing Options: Look into FHA loans or other first-time homebuyer programs that may allow you to purchase a property with a lower down payment, making it easier to get started. 

You could consider a single-family or small multifamily property in Miami, which can be easier to manage and provide a good entry point into the rental market.

Regarding Floor 3 leak, I am entertaining a full roof replacement but may Karnak myself first since that leak could not be reproduced on my test and appeared after a heavy rainfull. water ran along a joist.