Originally posted by @Thomas S.

@Randall E Collins One way around the assignment is merely draft an amendment to the original contract with the agent stating "Buyer and Seller agree that XYZ (your end buyer) is the buyer" (or word it how you all agree) BUT have an email with the end buyer and the closing company stating what your fee is first to secure your fee. 

Or a flat fee?

There are a lot of novice wholesalers (generalizing here) that are just in it for the fee and will leave you with a toxic asset.

This will require less cash invested, shorter time frame to complete, and more cash we take from the deal.Exit Strategy 1 - Have current Renters vacate, complete SOW, get new renters @ market rent, cash out on max ARV, HOLD.ARV: 126,000Acquisition: $60,251+ Closing $925SOW Budget: $15,750Rent after Rehab: $1,000DSCR c/o $100,600 Loan @ 7.5% 30yr LTV80%: $840 PITI + Fees +/- $4000 (2pts+undw/orig/leg)Cash Flow: $160 before ReservesCash Out - Cash In - Fees: $19,674 (100,600-60,251-925-15,750-4000)Exit Strategy 2 - Have current Renters stay, complete light SOW, raise rent, cash out on lower ARV, HOLD.ARV: 110,000Acquisition: $60,251+ Closing $925SOW Budget: $2,500Increased Rent: $900DSCR c/o $88,000 Loan @ 7.5% 30yr LTV80%: $752 PITI + Fees +/- $3800 (pts+undw/orig/leg)Cash Flow: $148 before ReservesCash Out - Cash In - Fees: $20,524 (88,000-60,251-925-2,500-3800)

Lenders will offer lower leverage on land than most other assets and expect to front the diligence, civil and architectural fees to entitle the land which is where you create value.

After another week or so, we should either have the answer you were originally seeking or, if not, a few additional people to coordinate with to start one up. 

Purchase price: $64,000 Cash invested: $115,000 Took an all original 100+ year home with zero updates and modernized the kitchen, existing bathroom, and added a finished second story suite.

I don’t wanna incur any penalties or fees, so I’m just looking for some guidance on this. thanks 

There will be lender fees and title insurance that will probably be another $20-$50k.