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. 

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.

@Lisa Fortune it appears you are a "an asset based real estate lender" do you really not know the answer to this question??

I was looking at these areas as well as they were cheaper than buying in Rockville and also appeared to have some decent homes.If getting the ADU would be tough in general and renting by the unit in those areas would also be challenging I may need to rethink my strategy.I am doing this as a first time MD homebuyer and looking at my options to rent a portion of the home.

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. 

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

I manage 400 rentals and have never paid a tenant to leave.You ask them to leave.You tell them to leave.You force them to leave through the courts.It appears you don't have the knowledge or experience to pull these off, so I recommend you talk to the tenant and see what it will take to get them to leave.

If so, then finding tenants doesn't appear to be a problem.  

For numerous reasons, this strategy is not anywhere near as simple as it appears, and the risk of default problems can be quite high if the seller is inexperienced or unknowledgeable.