If I can buy outright 2 properties for just a bit more, then I don't have to be as involved, don't have to really be "on the look out" all the time for the best deals, and it would produce cash right now.

It had been listed since August, and our second closing date was January 30th.After politely listening to the closing attorney tell me that this was common with these bank attorneys, and that he had a number of closings pending for the same reason, and then scold me for personally getting involved and not letting them do their job and didn’t I know the bank had an out if they couldn’t prove title and I had no choice other than to extend closing or go away without my earnest money, I got a little pi**ed.

I know a lot is heavily involved in how much you market and have the possibilities brought upon you, but would I be able to get a ball park answer from anyone?

You don't need to have a realtor involved.

I am looking to get involved and want to get all of my ducks in a row first.

Obviously it has to be a $ maker on top of green....Of course you'll spend a lot more on an full-tilt green rehab....but you can offset some costs by reusing some materials (the greenest practice of all) as well as charging more rent because of lower utilities and the appeal to a certain clientele...I also thought that there might be some political capital involved in rehabbing green...maybe even grants or sponsors....

Can someone please explain the steps involved when doing a sandwich lease option?

In my opinion, that's EXTREMELY low for the risk involved.

He can get it for $110,000 and wants me to buy it for $120,000 I have a buyer that is ready to go at $135,000 My question is, what purchase contracts and assignment contracts need to be in place to protect everyone involved starting with he broker.

You need to decide how you want to be involved in real esate: Being a real estate investor and being a real estate agent working with others, are two very different things.