After this, I have come to find out that the buyers have started working on the property and by their estimate have already put $10,000 in to the property.

Also know any note buyers out there that may be interested?

What assignment contract to use for my end buyer please help me.

If there aren't many people interested in the property, a wholesaler would have to consider an offer that has an inspection contingency otherwise they risk holding the property longer than they anticipated.However, if you're in a hot market (and who isn't these days), you may be competing with people who are willing to go after the property so aggressively that they drop all contingencies; this would represent less risk to the wholesaler of the buyer backing out so naturally they would likely choose this offer over yours with contingencies.If you're finding that all deals you're coming across do not allow contingencies, it may be valuable to spend some time learning how to expertly predict repair costs on your own so you can determine if a deal is a good one without paying for inspections before getting it under contract. 

I’m having trouble looking for buyers that will take a young newbie serious.

However, my question is simply this; would BP members consider this as a way to “leverage” the asset to get cash (tenant/buyer’s down payment) for another property investment?  

Way too many buyers fighting over very few deals along with large institutional investors and institutional wholesalers are making it even tighter. 

I am looking to gather a list of buyers in Indianapolis for them.

An exposed garage with termite evidence will alert the home buyers.

Get signed contract from buyer and you.