...i reached out to an investor asking that i be added to their vip cash buyers list, as i have been given the green light by several buyers to bring sellers to table. she sent me a deal - its great, off-market in north cali with around 40 units, fully entitled. so i sent the deal to my cash buyers list and immediately got a buyer who wants it. i asked my investor friend if she pays a finders fee and she said yes...but since i know that my cash buyer is more than happy to pay above to asking price for the deal, id rather secure the contract myself and then assign it to my buyer but one obstacle i might face is that my pof isnt for 10 million its about half of that....with getting this contract myself also i dont have to worry about next time my buyer going directly to my investor and getting future deals that would leave me cut out of the deal.

Is there anything I should make sure is stated in my purchase agreement with the seller or in the assignment contract I provided to the new buyer?  

In our market the experienced buyers and owners know each other and they also know they won't be manipulated by the other because of knowledge level.     

Because dont get me wrong I actually love my "JOB" but thats just it i dont want a "job" any more and again i love what i do and have always done but im looking to whole heartedly do my own rehabs and wholesale deals and all ive been doing is gaining knowledge every day i study something read and listen to everything that can help me with my goal of gaining Financial freedom and so its now time to implement , Its now time to get ready to get out there and locate these deals and i know they are out there how ever i here some people say to get your llc first, and i here others say you dont need that till later, so really what do i do ?

Would love to know what the rule of thumb is (if any) for assignment vs double closing in CT.

Try teaming up with someone in your area that  is knowledgeable.

Im looking for a real estate investors/ flipper who is willing to share some knowledge in the home auction business.

I would not dream of going outside my sphere of knowledge. 

The owner could be in a hospital, or incarcerated or on a trip, caring for a sick relative in a different state or in the military on assignment or any number of things. 

However I think you are the right path by seeking knowledge and I hope you find a niche in this business and become very successful.