Hello Doug, I am not a real estate attorney nor is this legal advice.Unless someone's state has specific laws banning contract assignments you should be fine doing the following.  

I’m not focused on volume, but rather on maximizing the assignment fee per deal, compared to doing multiple smaller deals to achieve the same result.My question is: Where can I find sellers with messy titles?

Too many are locking up properties at retail prices and tacking on outrageous assignment fees, leaving no room for investors to profit.

I get into contract in my operating company and then assign the contract to the new LLC prior to closing.  

I will gladly assign you some remedial tasks associated with my projects and for your efforts and generosity I will assign you Co-GP title and send you out into the world to misrepresent your capabilities and track record to raise capital from others.

Would the investor have to use an assignment contract between him and new end buyer to collect the mark-up fee aka assignment fee at closing?

Wholesale assignment fees are higher than commissions even though they could still use a Net listing agreement.

Fix your name when you get a chance since your name is currently NA NA.At 18, you have to question why would someone sell you their home on assignment?

You will have to source these properties from a wholesaler, where you will have to put down hard non refundable assignment money at the assignment of the contract, or source them yourself.The steps to follow for a subject 2 property are as follows:1.

Once you go under contract, (here in Texas) fine a title company that works fast that you can trust, even before the contract is assigned know if they work with wholesalers and how they can help you.