Most areas are seller-friendly now so even if you can't make it assumable, what's the issue with a traditional sale?

You will sign the OA, but I wouldn't expect LPs to sign any of the purchase and sale documents.

I am finding a lot of sellers don't even have proper financial docs prepped for the sale and that causes even more hiccups in the process. 

It depends on which sale you are buying at.

If you are on the fence with respect to purchasing real estate, then you can always add language in the sales agreement permitting the assignment to an entity you will create for the purchase the real estate.

@Joe Villeneuve I come from the "professional shops", the Institutional Private Equity and REIT industry, that's exactly how it's done when investments are evaluated, your Financials do not show any profit until all of your initially invested cash has been repaid by the Asset via Monthly, Quarterly, Annually distributions, or at the closing of Sale.

They kill your equity and make the sale extremely difficult for anyone.

But the bank usually still exercises their right to enforce the DOSC because title changing hands meets the bank definition of a sale.

. :)  Well put, when you provide a quality product you earn respect and credibility.

Most of your fix and flip products will be a 65% ARV .