I have no problem finding properties and getting in contact with owners of homes but am seeking guidance on where to find a good (legal) Florida contract for wholesaling and assignments.

You will find that increasing the purchase price doesn't result in an increase in rental rates.  

Good call on the money going down the drain while paying rent.Lakewood is a popular city and rental demand is very high, rents are increasing rapidly.Good luck!

Does anyone know if the market in San Bernadino is increasing or declining?

Once certain terms of the note are changed such as maturity date, balance or an increase in payment the modification is considered a new extension of credit and is subject to certain regulations which govern the extension of credit.- The creation of a new "note" would mean the satisfaction and release of the prior security instrument.  

I am now seeking positive cash flowing Lease Option/Rent to Own contracts with option to purchase at a minimum of three years in Atlanta GA.

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The rates are higher still but as you increase your investor maturity profile and have multiple SFR's you most likely may end up getting a portfolio loan. 

If they are only seeking a check every month and the largest amount possible based on the equity of this other property then sure it's a fine decision.A couple other thoughts though:With a smaller multi-family a vacancy is felt more financially than with a larger one, but the extent of that is influenced by the market's local metro and property location; andWhy not use some of the equity from the property to fund the purchase of the smaller one and then have two properties generate (probably) the same amount of income or more with debt service on both.  

I do understand that when / if the assessed value increases, so will the property taxes.