Consulting - Do you need a license?

[Hunter Locke]

All, 

   I'm in the Georgia and Florida markets. As a caveat, I am indeed going to check with an attorney on this question to be sure, but I wanted to put it out there. 

   I am not a real estate agent currently, but I'm an investor. I'm good at running numbers and in depth projections on income properties. I have often helped friends and colleagues with running the numbers. If I were to charge individuals or companies (like brokerages or investment groups) for that service, would I need to be licenses? Let's say a commercial brokerage pays me to conduct analysis on all of it's listings so that they could speak more intelligently to investors that come to them looking for deals. I'm unsure whether or not this would qualify as "real estate services" or not, which is generally the term the law applies. Would like to generate a discussion and solicit feedback on this issue, as I'm not all that interested in getting licensed unless it's necessary. As an investor, it seems that getting licensed comes with some headaches with disclosure and other sticky situations when trying to where both hats.