2) From the buyer's perspective who's solicited a seller to sell their property, who's real estate attorney or title co. should be used to carry out the transaction in the best interest of both parties?

Not a lawyer, but I would have some concerns if I wasn't licensed and was involving your buyer in the transaction with their POF/Preapproval. 

Long story short, I excelled as a part time realtor and did more transactions than any other new agent in the office. 

Based on Revenue Procedure 2008-16, we recommend that our clients hold the property for investment for at least 24 months or more, to demonstrate that they have the intent to hold for investment.Once you have held the property for investment for at least 24 months, you can sell it and qualify for a combined 121 Exclusion and 1031 Exchange strategy.You would sell the property, exclude the full $500,000 in capital gains (as a married couple) from your taxable income, and complete a 1031 Exchange on the balance of the transaction to defer the rest of your capital gain, including any depreciation recapture, into the purchase of another rental property.

( here is how good transactions go down)  Most win and some lose its a investment and most can be controlled if you follow the correct processes ...  

I was talking to an escrow officer and she mentioned that doing assignments of contract or double closings requires one to have a license since they are considered real estate transactions. 

I plan to use my license to help reduce the costs of acquisition in any transaction, and also build my property management company; however, I do enjoy learning and building capital by helping people buy and sell homes when they ask.

And Rule #3 is already a ruling that rent checks constitute "financing", therefore any rent credits area prohibited transaction unless you follow Rules 1 and 2 above.I used to do all kinds of financing. 

I bought it from a wholesaler - the seller was elderly, had already moved out, and in fact passed away during the process but the sale was being transacted by his son and it continued on in spite of this hiccup.This is a 3/1.5/1 ranch in a very desirable (for moderate home prices) area off Red Bridge Road called St.

I would never EMD funds into any of my business or personal accounts - I know for licensed individuals in Nevada that it is expressly illegal and I'm guessing that it poses a problem for non-licensed individuals as well (commingling funds).