For plain jane SFR type transaction you could go a whole career and never speak to a RE attorney.. the only time is usually when your getting threatened to be sued  LOL for some constructional issue or dispute.Night and Day in how we transact compared to how you folks transact.. 

If I can assign the contract I will always assign it because it saves my buyer closing cost compared to a double closing.

Ask them if they have 15 minutes to talk to "compare notes" about the situation.If they don't live near by, then it's a different ball game you'll have to try this over the phone (much harder) and might get hung up on.

I would compare the current market in your words, "prices are high, returns are nominal."  

I think I'm going to have to start over hereLet me explain my business model to youLet's say you're licensed agent and you were prospecting for listings have taken that approachLet's also say that you're going after expired listings that tried to sell traditionally with an agent and didn't work outI am trying to help that's seller fix the problemHe's already tried with one agent and I have to be differentI explained to the seller has a couple different things we can do one we can sell traditionally like he did before and make sure that the price that's being offered is the perfect price and I analyze that perfect price compared to his old marketing priceIf the market is changed perhaps I can help him sell and make more money traditionally but I'm also going to show him that he can sell on turns versus cash using a lease with option or a wraparound mortgageOnce he sees these three options we can then put together an ad on the MLS selling for cash or termsSee my blog for details :)

Perhaps we will take a look at properties west of our area and see how they compare to potential midwest opportunities.

If you're using a realtor they should be able to provide you with a sales & rental comparative Market Analysis (CMA).  

It also will help you minimize your tax liability now.You can learn more about it in my BP blog where it's compared with SD IRA:http://www.biggerpockets.com/blogs/2810/blog_posts...Hope this helps.

-Comparing other hotel tax assessments in your area doesn't tell you anything.  

As far as banks/credit unions vs. mortgage brokers, the rates should be comparable but you likely have a relationship with a local lender which should help your case.