I highly doubt this young lady told the seller she does not have the ability to buy it and will not buy it if she cannot assign the contract  ( assignee clause is fine but its intent). so look at it from sellers point of view they have no clue that someone else is going to buy it show up and  see this wholesaler making 4k off of her.. get pissed and do this.. it probably would not have mattered if the OP was present at the closing the seller could still have just said no.. walked out got with the buyer opened escrow and closed..

For the OP, I have a gmail account for the LLC I use to manage my properties, which manages my accounts, cozy.co, and google voice. 

@Richard OkagbueThe rent ranges seem all over the place in OP.

As to the OP,  it appears they are brokering without a license.

That was my first thought on reading the OP.

20 years in commercial construction here…Construction Defects lawsuits are brutal, and your completed Ops as you apparently know cover that kind of loss.

I stated that from the OP.

So OP’s personal umbrella outside th LLC may not work the way he thinks.

I don't want to hijack the OP's thread, but I do have some questions based on some of these responses. 

This covers the house after it's built; i.e., if the roof caves in, etc. I don't see it as a likely risk, esp. on a new house that follows all code and thorough quality checklist - what do you think?