Small town or not, both Jerel and I would be better suited for these types of transactions than a "jack of all trades" attorney... 

I have not filed as real estate pro in past but my wife would qualify as she does all of our management and assists with our transactions.

The ADU/duplex idea is tantalizing (they could be 100k cheaper and yield higher rent than a legal technical duplex), but it's always illegal (when not owner occupied and properly licensed) and cities have a really big stick they can shake at you if your neighbors complain.

I'm assuming you have an attorney that you would use for this transaction?

I think you won’t be to take any money out from the transaction.

You can also use a transaction coordinator and for ~$400 just have them take care of all of this (this is what I'd recommend).3) When you list using the flat fee MLS provider, you will get the option to state the amount of commission you are offering to buyer agents.

Organization and accuracy ensure a trouble free transaction. 

Having a third party in the transaction that doesn't have an emotional attachment is ideal, because they bring a dose of realty and keep other parties in check.

On the other hand there is a large national bank that is out of state that has great rates, low fees but again, seems like it comes down to trust and reputation in the eyes of the agent who see the loan officer as risky to their transaction. 

You will have two escrows, two closing, and two sets of closing costs in this method and you will also need to bring funds to the table to close the transaction between you and seller.More importantly, assignments as a means to wholesale are typically executed illegally as they violate CA DRE laws for brokering without a license so I strongly suggest that you look into the legalities of your wholesale structure before you proceed.