I completely disagree with the lege and Texas Real Estate Commission that failure to disclose is brokering. 

I assume you are not a Realtor working under a broker (if you were, your broker may require you to use the CAR forms). 

Real estate involves far more than this activity depending on whether you are a developer, wholesaler, property manager, flipper, lender, broker/agent, etc.

We're looking to build partnerships that would allow many of the potential customers that reach out to us a route towards financing these.  

I work with a mortgage broker with connections to a variety of lenders so if you want me to look into any options for you, feel free to PM.

I had one customer who bought here thinking they had to go to the office every day and then never went to the office. 

Just curious whats going on out there- we are not active brokers so not up with current trends Thanks again !! 

Don’t waste time with buyers/sellers/borrowers that won’t give you an EXCLUSIVE; if you do you’re competing with every other financial intermediary or broker and even if you’re successful probably won’t get paid4.

Be great to send you my customers looking for a new home I work with a lot of investors Nationwide. 

Lending in the manner in which you are talking about in CA would require you to get licensed or use a license broker and therefore cost you 1-2 points which is less money that you can earn by doing it yourself as a broker.