Should I get a license to invest?

[Andrew Briggs]

Hi, I have a goal to transition from my day job into full time real estate investing.  It would be cool to build my own investment portfolio and earn a stream of income managing other people's properties for them.  I'd like to speed up the process - but how?  

I've taken a wholesaling class and have started a marketing mailer program sending out 600+ mailers last month.  Did not get many responses and none of them turned into a deal...  I plan to send out another 1,000 this month.  I'm testing the waters to see if I can make a living strictly on "off market" deals as a wholesaler.  Are the other reliable methods a full time investor (not licensed) uses to build cash?

Or, would it be better to get my real estate agent license to help earn a living while I do "wholesale" marketing and/or other types of investing strategies?

I've gotten mixed feedback on this topic...

Some say that agents are held to a higher code or standard that presents a conflict of interest when trying to buy properties significantly below market value.  I've also heard from investors that they don't want to become an agent because agents are expected to "know all of the rules," and therefore, cannot pull the "ignorance" card if they find themselves in court.  On the other hand, others say that having your license is an advantage because you can save $ on commissions.  You can also earn a stream of income managing other people's property.

So it there a law (or rule or understanding) that says real estate agents cannot buy properties at a significant discount?  i.e., 30-50% off as-is market value?  If real estate agents do buy properties with these type of significant discounts, are they more likely to be sued?  Or held liable?

If the answer is no to both of these questions, than why don't more investors get their license?

Appreciate any feedback you can give me.

Andy B