All of the work is required to be done under their supervision, and they are risking their licence and professional insurance.That is not to say it does not happen. 

Strong legal knowledge, thousands in equipment, auction and REO experience, and an ex licenced assistant real estate appraiser.I am probably the perfect person to talk to definitely the most experienced you will find.

Some title company representatives and attorneys have refused to close "subject to" transactions, quoting 18 United States Code Section 1001, which generally states that: "Whoever, in any matter within the jurisdiction of the executive, legislative, or judicial branch of the Government of the United States, knowingly and willfully: Falsifies, conceals, or covers up by any trick, scheme, or device a material fact;Makes any materially false, fictitious, or fraudulent statement or representation; orMakes or uses any false writing or document knowing the same to contain any materially false, fictitious, or fraudulent statement or entry;shall be fined under this title or imprisoned not more than 5 years, or both."

I do have a valid fictitious business name statement on file. 

.#1 lies saying he pulled permits then tell you later go do it yourself.It might help if you knew a little more about how to size people up (everyone is not the same) before hiring them, on a personal level--to help avoid being a victim.Did you check these guys (with the state licencing agency) to make sure they are licence and bonded, and have insurance for your job (???).

Mortgage broker licence -- If you are financing your own properties, you can go directly to many lenders and avoid a broker altogether. 

@Jay Hinrichs Hi Jay - what if you do not own a real estate licence but still trying to get into wholesaling by being the third party that connects the buyer and the seller without using any marketing tools like you mentioned (advertise the house you don't own through a website, flyers, youtube, etc) but by just contacting (phone call) an investor you know or your cash buyer.

Hire reputable contractors that are licenced and insured and check their references.

However I can't seem to find information on protocol.. do I need a licence? 

Also, which doesn't help, is that there are quite some STR licences handed out and therefore tourist rentals everywhere where you can look in Barcelona.