I hate to let available properties go since they are few and far between but I will watch and wait a little longer.  

If one then has to also wait until the 2 year period expires without other claims taking precedent, no one is going to find a lawyer willing to take it on.This is bad law. 

<g>Oh wait!  

My question is when should I disclose my assignment fee to my buyers , immediately or  a few day before closing ( i feel if I wait that late they could back out) if my fee exceeds 10k should I double close?

Don't go see the place.While you're waiting for Yahoo 1 and 2 to get back to you look the homeowner up on public records.If the home owner lives nearby GREAT!

My total cash investment is $13,000.If I waited until 6 months, I could have gotten a loan for $86,000 (80% of $108,000) and my total cash out would be $4,000.  

I'd rather them be serious enough about taking my rental to pay my fee and wait for my decision, likely signing the lease if approved than be able to apply for many different ones, have us all waste our time approving them when they may not be serious about actually renting from us.    

But wouldn't I be required to wait for the balance until CLOSING, if and when that happened (maybe 12, 24, 36 months down the line)?

Funny you should mention a website as well, I'm currently laying everything out to build a website as we speak and I should be launching it within the next couple weeks!

If by some weird happenstance you do accept an offer, you will need to drag them along and then they will expect you to wait while they attempt to find a buyer.