I ran into something similar with a flip that had an oil burner, and the oil soot was circulating in the house due to a bad burner.

I offered him two choices (from the recent negotiation learning).

. - Most lenders require an appraisal, which is completed by an independent appraisal company.This sounds like you had a few bad experiences with a local lender.

I understand how a national forum could be bad for advice.  

Don't second guess yourselves for years because you're worried your friends and family will think you made a bad investment or don't know what you're doing.  

Once "prettiness" dictates the choice of your primary, rather than "potential", we can't help you anymore.Congrats on having such healthy savings.

My guess would be that if the profit spread is $10k or less -- or 10% or less on bigger deals -- that Assignment is the preferred choice.

Memphis is a great market for cash flow properties and there are many great areas and many bad areas.  

A bad relationship with one of these folks can really put a damper on your projects - take control - you are the final decision maker when it comes to spending your money to make money.Never give a deposit up front - pay contractor in stages as work is progressing.

If you give advice to your buyer and it goes bad, then you may be liable.