@Zachary Cain Humphrey, IGMS  has been pretty good , been with then two years , never had a double booking , pricing fair 

Many times, HMLs are best suited to cover both purchase and rehab to avoid that double-lien issue.

That’s another reason to hold off on an offer, since there's no proof of cash to close yet.As for the HELOC funds, I'd proceed cautiously with borrowing from other sources if you’re not yet certain the loan will close, and I’d double-check if your application has been officially approved. 

What makes it okay for him to charge you more than double?

I’ll double-check with the lender to make sure there aren’t any unexpected conditions tied to it.

I also haven't found any title companies in Oregon that work with wholesalers or handle double closings—unless they’re nationwide companies, which I don't know much about.

If tenants are moving out right after closing, do double check the leases clearly show the security deposit they paid the seller and you collect that amount at closing from the seller (credit to you) so you have those funds to then return to the tenants when they vacant under your ownership. 

Just make sure to do your due diligence, get second opinions on the rehab work, and double-check the financials to ensure it makes sense.

I would also recommend double checking your pricing. 

If your strategy is to double close on all your deals then you can do as many as you want.My other comment- You have been in the business for 3 weeks and you believe you have "a decent understanding of the industry".