In normal Temps it cools below 80.

I haven't found a way to auto send my normal responses either so I just have a note on my phone and copy/paste.

I know there's the inspection period and buyer must perform due diligence BUT it never is normal to research permits for every single plumbing fixture, electrical box, all liveable areas, etc.

Other than the normal red flags  getting hit up on BP or SM . 

As I'm struggling to clean up and renovate hers, the guy in the apartment next door tells me he's moving to 'a better neighborhood' because someone broke into his car out front.

She has demanded that we bring on a licensed and bonded specialist....Uh-huh, soooo tenant's asking to to operate like a normal professional would....

HML puts buyer into title .. buyer house gets rehabbed... 442 refi and HML cashed out and owner has their rental. prior to 08 though you would normally get 5 to 8k cash back instead of putting money in.

The best area to start investing are in your own neighborhood, county, or within a few hours by car or plane where you can go to, take care of business, and be home in a day.

How could I possibly work with a realtor so that I could just get a normal homebuyer and assign the rights to the contract to them?

I'm in the car wash business currently, but am a serial commercial investor and any commercial investment that makes sense and is ready to close soon is good.