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."

I am neither selling or promoting anything including myself here, and if being in the business of Real estate Investing and educating others is disqualifying, then these forums are going to be pretty worthless. 

Does anyone have recommendations for (or warnings about) promoters you've worked with?

Hi Benny,in case i see same properties as you (on e livingston) 145k property is recently updated. 80k property needs rehab for sure and tenant occupied. so as @Trent Ecklar said - it's property condition

But all the banks I work with happily give me mine upon request or I get an e mail.. 

(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.  

Then, track each next neighborhood to the E, W, N and S.

It's just my name, position, and e-mail address.