http://en.allexperts.com/q/Real-Estate-Florida-3645/Dual-Agency.htm Dual agency is illegal in Florida because Florida state has determined you cannot have fiduciary relationship with both sides of the transaction.

Option agreements can be assigned to an end buyer as long as you include "and / or assigns" next to your name.Just purchased my first Option from an owner last week for $10 & now I'm marketing it like crazy to find a buyer to assign it to before it expires.Thomas Lucier has an excellent book called How To Make Money With Real Estate Options - if you purchase his book he gives you access to the forms he uses.

Since we have not used HMLs over the 7 years, no relationships with same.

Why not tap a local REO broker and develop a relationship there?

I'm new here...so good so far...I'm expecting to have good relationship here...I'm in the lead generation biz...hope you guyz find it interesting...

If your property is in Mercer County, my attorney (who I had said I hadn't used as of 2008, but have used several times since) is excellent.

Share it with the lender you will work with - get some letter stating you have a relationship with them to add to the other 2.

I also use an excel spread sheet (13 pages) based on CSI categories to collect cost data on larger rehabs.

The agent will be much more excited about giving you access to the MLS to do your own research if later on down the road there's a relationship that can be mutually beneficial.

If you have a local bank you work with, they may be willing to work with you depending on your relationship with them though I am sure they will need some kind of collateral.