It's important to choose that one and commit to using it.

its not guaranteed until the title commitment is done and in hand.. lenders want that a few weeks in advance so they have time to review it and check that there is nothing on title they dont like or is a deal breaker to funding.. they dont want to do all the work then have one day to review and approve title. these companies work just like a bank  they have set process's and getting title commitment and funding  same day is not one of them. now myself I will without title insurance.. and rely on a trustee's guarantee and my borrower if something does not go right then my borrower has to make it right.. so it takes a very special borrower that has that capacity.. and or have earned my trust.

So, beside the question that needs to be asked by the passive investor as to whether the sponsor is a fraud, is whether the sponsor has the moral compass to resist the temptation to commit fraud if things don’t go their way. 

Yes, it is work to do this, but if you commit to it, I know personally it will help you to be a better investor!

Most builders require you to provide a Pre-approval letter or Loan commitment from the bank.

Investors connected and contacted me from BP the third week of May, frustrated with their STR search due to licensing restrictions, but committed to finding a coastal second home eligible for vacation rental usages before the end of summer. 

However, if you think that by wholesaling without that commitment you’re going to learn about real estate investing, or you’re going to make enough money to be able to pay expenses and accumulate capital, you’re going to be very disappointed. 

I'd at least have some conversations with the Chicago crowd here about self managing prior to committing to a property manager.

(by itself probably not enough but combined with other factors it could happen) Arguably you have commited bank fraud.

And back to start, to be the best at what one does, takes a commitment to not 9-5 but living it, exercising, train train train, and being a leader. leaders are teachers who motivate and own others failures.