It is a legal question I am asking, not what is best practice, most practical, or easiest.

Due to that I have very little savings (practically nothing), so I am looking into the various ways of investing with little or no money.   

It's fallacious to think that there's one number for a community or neighborhoodAnd for more fun, we used an arbitrary GRM of 11 to derive the FMV which we closed on.Preach whatever you please, but the practical side of the transaction demonstrates reality.The whole intend of the CapRate metric is to compare one investment to another, not to price fix.

It really isn't practical based on either time requirements or finances unless you purchase an apartment building (possibly with partners).

This is not a good business practice and would have avoided your present situation.

So if I'm understanding right, basically you find buyers and properties simultaneously 

This link provides a list of the disclosures but there may be updates that you will need to verify with the DRE. http://www.dre.ca.gov/files/pdf/re6.pdfNaseer Khan is licensed to practice law in California.

Although lending practices have improved, I would certainly feel like I've overextended myself before the bank would. 

Hello Everyone,I am looking for an investor friendly real estate attorney who is knowledgable about simultaneous/double closings, assignment of contracts, creative financing, etc.

You better practice and be prepared to use it or why have it.