In my experience, none of the lenders are willing to honor and "assignment of contract" on a short sale transaction....So has anyone had any luck in finding a mortgage pre-foreclosure in which the home owner does not owe more than the home is worth , and has enough equity for a whole sale or assignment of contract to work?

The owner said the note is held by a private lender who is willing to negotiate a fair offer if it is a quick cash transaction.

There you can find the cash transactions that have occurred within your target area. 

Then in a separate transaction to pass ownership, sell the LLC to a rehabber or landlord and they have most of their work for taxes already done.Also, to HUD, the ownership of the property doesn't change because the LLC still owns it.

If you are a principle in the transaction you can use whatever form you want as long as it contains the elements necessary to make a valid contract in your state.  

Calling and emailing from you doesn't get them moving like a call from an attorney representing you in the closing of the transaction.

Personally, if you have access to the MLS, I would look at a bunch of transactions by flippers in the area you plan on working in for the type of properties you plan on buying. 

You can even play the credit card cash advance game to get a quick $5,000 to $10,000 or so for a 3% transaction fee as long as you pay it off in the 12-18 months no interest period.

Secure a real estate attorney for this transaction before you proceed.

In all likelihood, I would be transacting business in NY or CT.