Hope you and your agent are all e-signing offers b/c if not it'll get old quickly for how many offers you need to write in this market. 

I asked the state of Oregon this question and this was the answer pretty much every state has the same laws on the books.. its just up to each state how or if they will enforce them.. the equitable interest theory is just that.. does not hold up if your taken to the matt.what does work is the sub too come into title and resell that works..this regulator went on to tell me on the phone that double closings they see as prima facia evidence of selling real estate without a license IE they see one party come into title and flip same day they then make the assumption that they had to market the property they did not own to some buyer in some manner IE e mail blast craigs list etc.. and she went on to say that they see it as some sort of fraud now I did not get that.. but I asked her specifically because I have been a party to these transactional and will no longer do them.

@Rick Santasiere  why are you licensed.I got sick of this argument and contacted my State ( Oregon regulator )  Sent her an e mail blast I got from someone who is not licensed who was trying to assign a contract. here is her reply I copied and paste it."

(In today's world you can send them a bill via E-mail in QuickBooks, so no stamps or envelope needed anymore if your tenants have a computer, and I don't know of any tenant who doesn't.  

If it’s not spelled out in your lease (including some mention of a cap on water usage and/or at least a definition of what constitutes “normal” water usage), there’s really not much you can do.

I've been loathe to take 8-10% of gross income off of schedule e and put in on schedule c, but the "right to but not necessity" is great.

Most recent market report video.If you need help finding a rental property feel free to call or e-mail me and let me know what you are looking for.

I obtained an E & O report from title, and it clearly shows the uncle quit-claimed the house to both himself and the nephew.

Hi Tom Feret - did we exchange e-mails awhile back?

If you are successful putting properties under contract at too high a price and offer that to real investors your e-mails will be sent straight to the spam box if you are lucky.