The worst part is that it's usually way too easy to get your license, and the consequences for these sleazy agents are usually non-existent or not harsh enough. 

- regional / drivable destination (I've personally rented out a bunch of Airbnbs here)- already established STR laws (while very strict, they have shown to grandfather in permits and haven't proposed a flat out ban that would also retroactively take away permits)- Fredericksburg also fights new hotels just as hard as STRs.

Only thing better would be initial deposit and then paid in full upon Certificate of Occupancy and punchlist complete.Of course, standard items should also be checked: licensed, insured, willing and able to pull all required permits, reference checks.I would also commonly avoid the cheapest bid you get.  

It also puts your agent and lender in a tough spot where it could be a perceived "fraud for profit" and they could lose their license and face time/penalties if they knowingly cooperate.

Partnering with a wholesaler sounds fine, but check the real estate licensing laws in your state before bringing a buyer for a commission.You might consider getting your real estate agent's license and legitimately earn what your skills, drive, and experience truly command. exactly wholesaling or bird dogging is not a life time or long time occupation  RE sales can be lifetime and if your any good at it at about year 10 you should be getting all your sales from referrals and such.

What do you plan to do with your license?

They are copyrighted material that is licensed for use to their members.

If it can't be sold off market, then technically a licensed agent should list it on the MLS and disclose that it doesn't have legal access.

Also find out if they are licensed and talk to that board.The fact that you haven't been paid the rent and they aren't answering their phone is not a good sign.It shouldn't take a long time, but it may cost you to break the contract. 

There is actually no formal licensing requirement in my area.