So does anyone have any guidance and ideas or know any banks that do rehab loans were all the money including labor is upfront and then we pay a monthly?

The recent earthquakes destroyed many multi-family complexes and will continue doing so.

So again, can I put my name as the assignor and his name the assignee both as buyers or just my name?  

It is still a seller's market in many geographic locations, so you can ask potential buyers for an extended closing period and/or with options to extend the closing period. 

depending on how backed up the county is it can e take a few months for court date. in essex county it took my mother in law about 8 months or so for the full process. she had an attorney, not sure if that sped anything up

The way I interpret the following policy clause is that so long as the property is defined as other than "VACANT" which is the case when the property is being "constructed, altered or repaired", the 30-day time period and vacant status does not apply in this instance: We do not insure any loss at your premises if your dwelling has been vacant for more than 30 consecutive days immediately before the loss and the declaration page indicates an occupancy other than “VACANT“.

Net earnings were about $400,000/year, so the business component of the sale was valued at about 3X, or $1.2M. 

So, why would they waste their time getting multiple bids when they already know the answer?

My biz partner and I 100% believe community and building authentic relationships in the real estate space is so important for growth.

Option 4: 20% down on 2 to 3 properties Also open to hear other ideas, I'm self employed so getting a lender can be a bit more difficult.