Also would I have to pay an attorney to look over my contracts before I start having sellers/buyers sign them.

The market here in CA is absolutely brutal for buyers right now. 

Agent/Wholesaler reaches out to me to help her find a buyer.It’s not her listening.One of my Buyers said “pass”.

My offer - $925-950K  (no realtor involved)Closing in 30-60 daysI get it under contract, put about $30K into it for cosmetic fixes so its rental quality ready, and then assign the contract for $100K to an investor or family willing to put in sweat equity.Do a double closing and pay the sister $500K equity with the proceeds from the end buyer, I take my $100K fee, and sister pays my friend his portion of the $500K equity they agreed to. 

There are many newbie note buyers soliciting JV partners who purport to buying 5, 10, 20 notes as their experience yet have never actually taken any through to the end yet.  

HACK SUGGESTION: Almost all FHA loans are assumable for qualified buyers.

My question is in Pa you need an attorney to close deals (unless I'm wrong and you can use a title company) but if I'm assigning my contract (lease option or wholesale) to a cash buyer what's the process of closing so that I get my fee?

As buyer's, we feel completely unprotected here. 

@Winn Cook, I would be more concerned about the future buyer's inspector.  

I´m trying to get a sense of what makes a good deal that would justify moving on towards the next step of seeking out a cash buyer.