My experience with them on the buyer side is over worded contracts but pretty smooth transaction and listed slightly above recent comps which is typical for our market.

I don’t have it under contract yet or a cash buyer, but I wanted to get an idea if I am doing this right.

When I get the seller to sign the contract that I plan on assigning to another buyer,  I have to give them copies obviously so I just leave and bring them back? 

We have made a few cash offers, but don't have anything under contract currently.

I'm not a lawyer, but If you are not taking title by assigning your contracts, there doesn't seem to be a whole lot of exposure there.  

And I've only agreed to put 10K down after attorney-review.Has anyone had experience being under contract and waiting for the seller to fix the violations/open permits, have the property re-inspected, and have a valid green card delivered at closing?

Do you have the right to inspect in a written contract or what?

My son recently went to contract after a home inspection.

It's all about getting a decent funnel - you'll bid on a lot of properties before you get one under contract.

In order to aggressively get a property under contract, you could also offer cash, knowing you will pay cash worst case, but in the meantime start the process for loan approval.