(still learning how to use it best but getting better everyday)My website is almost up( hopefully today), got my Bandit Signs ready, working on a nice,specific Absentee Owner list, have my cards, flyers (still refining them), learning the complicated Probate process (which is becoming less complicated thanks to your posts), got access to MLS (through a friend) and the www and learning about the beauty and effectiveness of the Social Networking World (one scary puppy I tell you!).

All third parties are hereby put on notice that any leases, assignments by the Landlord/Seller, liens, options, mortgages, or any other conveyances or transfers occurring subsequent to the date of the Lease/Option are hereby declared by the Landlord/Seller to be null and void and of no force and effect.

What are the terms of the mortgage (fixed rate, arm, time left on the mortgage, a balloon note etc...)I can no longer speak intelligently about wrap sales because of the new laws that have taken effect and I have not kept up with them.I hope this helps.

Bandit signs are tough to use because there are ordinances against them in many locations, but they can be very effective and inexpensive.You'll soon find the dirty little secret of this real estate investing business.

He's an adult, he should deal with it.

Can anyone refer me to a good Virtual Assistant or Virtual Assistant company that works with Real Estate Investors?

If you are assigning the contract to someone else the original contract is still in effect and he should be using the original title company specified in the contract.

I suppose, if needed, you could give him an assignable contract; if he rebuttals with something to the effect of him needing his sales folks, etc.  

The husband, the wife and 2 adult children want to live in the house.

Coupling intermittent inspections with this policy seems like it may be more effective.