In the Schedule B Exceptions from Coverage of the title commitment, it states a "Memorandum of Option" between previous seller and buyer in 2013.

Or, will buyers ignore it as its technically unfinished?

Sellers will give an advantage to pre-approved buyers over other buyers who are just kicking tires.

Do any of you send direct mail pieces  to cash buyers?

I have a referral for a buyer in that area.

There may be ethical reasons to not assign a contract (my personal opinion is that (1) if the contract provides seller financing or other terms that rely on the performance of the buyer after the closing, it is unethical to switch buyers without the seller's permission or (2) if you haven't properly vetted the assignee or used language to prevent them from also assigning to someone who can't perform and you are not able to close if they fail to, that is not fair to the seller) but that is a personal opinion not a legal distinction.I'd be interested in taking assignment of your contract if it is a truly profitable deal. 

Currently in a selling situation where a buyer only qualifies for FHA, but FHA re-certification at the condo is pending and volatile. 

The buyer I sold it to was a licensed real estate agent, but his main gig was construction.

Here lately I have noticed that my deals go to local buyers and I would like to build a network to include more Out of State Investors without having to go through people.

Here lately I have noticed that my deals go to local buyers and I would like to build a network to include more Out of State Investors without having to go through people.