@Jonathan Greene I wasn’t trying to hurt your feelings, I was simply saying assigning a contract (not a double close) doesn’t actually require you to pay for the house.

This family owns 9 properties free and clear and I’m just have a few deals on my belt , would it benefit me to do a double close?

I just need to double check my knowledge on the laws, my market and clarify my niche.

Then they blew out the old double garage making it into a massive kitchen, added a 3.5 car coach house & made the original tired old kitchen/dining room/1/2bath/hallway into a ground floor master bedroom with an ensuite.

I was able to double the value of the house, and brrrr out all the money I put in.  

I show my investors the below street view example (less than a 3-year difference) when they ask me why they are paying double or triple for a property that was sold just 3 years ago.

I get that they cover many of the capex expenses, but that doesn't makeup for the double whammy you take each time they go up. 

I read in Brandon Turner's book that I can find out the cost of materials and double it to get a good estimate of the total cost of materials+labor together.

Further - if the buyer backs out after I've initiated the double-close, how would this affect me?

Although your cashflow doubled in the second one your returns are exactly the same.