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Mark sells some land to frank unaware of the recording

Mark sells some land to Frank. Unaware of the recording system, Frank doesn't record his deed. A few days later, Mark sells the same piece of property to Rose, who promptly records her deed.

Who has good title to the land, Frank or Rose? Why ?
Does Frank have any legal recourse in this situation? Why?
Would the result be the same if Mark had deeded the property to Rose as a gift?
What's the purpose of the "first to record, first in right" rule?

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Business Management: Mark sells some land to frank unaware of the recording

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