If someone is wanting near retail price for their place, then I will send them to a realtor, and homefully the realtor will send their seller my way when they exhaust their options instead of just letting the bank have it.

Most HML's will do their own valuation. but if you want to be sure of the value yourself, you can go to a realtor and get a BPO, that may be more valuable than an appraisal because the realtor will be telling you how much they will put it on the market for.Also, if you put the property name in an LLC your only refinance option will be hard money or commercial.

Depending on what you are putting into the agreement it might be a bilateral agreement rather than an option agreement.

Additionally, we may buy commercial apartment buildings, 5 units and above that are also in decent neighborhoods and that cash flow an average of $75 per unit per month.This plan does not rule out the possibility of picking up a small number of single family homes in lower income areas for cash flow purposes and “instant equity.†I believe that these situations will generate fewer calls than an apt. building or multi unit in same areas due to the higher level of tenant a single family home will attract.

You will need to do a "Delayed Financing Exemption" rather than an actual cash-out refi.  

I can continue to purchase a few additional properties and a personal residence, but by the end of the year I assume my investment seed money will be exhausted.

Gl L.Have you exhausted all of your good debt financing options?  

Much more complicated than an assignment but makes it feasible.Natedog

Less than an acre so no real value in the land in that area.

Offering a decent return and equity stake for bringing the dough to get your next deal done is far better than watching your competition or a Yogurt shop go up across the street because you were too scared/greedy (in a polite way) to concede a bit of your profit to get the deal across the finish line.I also have access to a few dozen Equity investors that may be interested in your deal if you have exhausted all other avenues in your own circle of influence.Keep us all posted of your progress.