Purchases and contracts?

If its a legal triplex and its non conforming , it sounds like you dont need a zoning variance , sounds like has been done .

I could assign the contract for a quick $15K - $20K and am out. 

This brings to mind another instance in which a recorded deed is not in place while legal title/ownership is: a Contract for Deed aka Land Contract.  

I am a licensed real estate agent that is very familiar with Land Contract and creative buying/selling options.

I'm looking to learn how people in my predicament (total beginner) can find their first investor(s) to sell their contracts to.

Wisconsin Legal Blank is definitley a better choice. 

It will stay as a cloud until the contract closes and both parties file a release; the contract falls apart, settling the dispute, and a mutual agreement to release occurs or a court orders it; the filed memorandum is invalidated for legal reasons.Most title companies will require a release before insuring title. 

I don't think Contract Grade is a requirement, although you should certainly purchase with quality in mind.

Which utilities can I legally require the tenant to pay?