@Anthony Cosme: Any transactional real estate attorney who has been practicing for a few years would know how to do an assignment. 

Never use a QCD in a sale transaction, except with REO properties from institutions which title companies will insure over

Definitely talk to you lender that will be helping you with the loan and they will explain how they classify the transaction.  

I personally love it for "blind" transactions, where you aren't really negotiating face to face with someone.

If you want bigger juicier notes, look at small business transactions, Ma and Par retired from the motel business, sold the car wash, sold the cafe or the auto garage, it's not just houses.

But you also may run across a portfolio that an investor is willing to share and you can cut down on some of the closing costs by making it one transaction.

As far as the ARV, I would look at the nearest three most recent CLOSING transaction prices (NOT listing prices) of like properties within a half mile radius and work your way out from there.

Thanks so much for your response, I know that many do look at us as an added expense in certain transactions, but that could be an expense worth the while if the Realtor is out finding great deals and bringing double or triple the business to the investor.  

They charge $1 per transaction.  

A few things to consider ... it will likely cost you ~10% in transaction fees to sell (could be less if you get/have your RE license and sell it yourself and/or can save money other ways)  ... so do you think that the property is overvalued significantly more than 10% at this time?