Almsot there just need some advice

On a preforeclosure when you make an offer and the contract reads "and/or assigns" that strategy means you will only negotiate the offer and will not buy the property. The closing costs and down payment is associated with the purchase of the home. These costs will come from the end buyer/investor who you assign to. Hope this helps.

If you are working with a property that is a pre-foreclosure and has enough equity to entice an investor doing and/or assigns will work. If the property does not have equity you will probably be looking at a short sale. Short sales involve the bank and banks do not like and/or assigns. Another way to look at this would be to work the short sale but you would list he buyer as an LLC that you own. Once the short sale is in the works, or closed, or close to closing you would bring a new buyer on as a partner under the LLC then sell them your ownership of the LLC. This would allow you to do an "assignment" and still appease the bank.