Is the market so saturated with investors/buyers that LI/NYC is no longer profitable for small investors, or have I been missing something? 

Lender's require lender title insurance - this is a cost paid by the buyer.

There is not much etiquette, find a deal or a buyer, and find someone else who has the other half, get good contracts for every step in the process.

@Animesh Das You should be able to find a transaction coordinator who will guide both you and the buyer through the sale.

If you want to work together and assist with finding a buyer we can split profits.

The buyer plans to rehab the property to make it rent ready, it is currently in bad condition which he knows cause he is the one that boarded it up during the winter.

I'm also building my current buyer's list.

My options that I know of are: #1: Repair the foundation, rehab the house, & sell it to a normal buyer for a good price, #2: Repair the foundation, rehab the house, and rent it out for a good price, and #3: Sell the house as is to an investor with alternate financing. 

It's not complex really to do, for my particular situation I am set to close escrow by the end of November, so I don't want to risk time for switching the buyer's entity on the contract if I don't have to. 

Idk what the best set up for the deal would be other then talking with the buyer?