Could anyone give me some of their recommendations if they know of any most preferably in Long Island, thanks.

I apologize for assuming that was directed at me - as John has clearly said you should consult an experienced professional of your choice.

In California you must have all cash - the preferred method is to take cashier's checks made payable to yourself.

Otherwise, don't get people down without providing info on how to get back up.In fact, I tell my clients that if the choice is between paying off debt or keeping cash but a higher mortgage balance...KEEP THE CASH and make just the payment you HAVE to, because cash is king.

I would prefer not to do an assignment because I wouldn't want to buyers to see my price.

If it is an "odd" property for the area, it may be hard to rent, and especially hard to rent at a price that would support your expenses and provide a return on your investment greater than a CD, blue chip stocks, or your choice of other options.

Well if they are in foreclosure and do not have time to market the property for a retail sale, what choice do they have?

Do hard money lenders prefer an appraisal?

For the most part in my market the investing of choice is the buy, rent, & hold.There is risk in every investment; the job for me is to minimize the over all risk.

This is the reason you prefer to find a papersaver or a stated income situation so you're not looked upon as a deadbeat by hapless lenders.