Any other legal advice is ILLEGAL and may be very incorrect.Do not rely on unlicensed legal advice.

I still need to sign the buyer and seller statements as the broker.If you we're selling a property without a broker, the statements don't need to be signed, but that can only be done five times per year if you're unlicensed.

I have spoken to 5 of them and read their management agreements, and 4/5 of them are less expensive than the unlicensed ones I found in Angies List, Thumbtack, and the BBB.

One licensed and one unlicensed electrician 8.

Another would be to do some work for them, or maybe even offer to pay for their MLS monthly dues.You could also ask a trusted agent you know if their MLS system allows 'unlicensed assistants' to access the MLS, and get signed up under that agent.

With E&O insurance being about $800/yr, Realtor fees about $500/yr and multi-list (required) $700/yr, I tell new agents that its going to cost $2,000/yr+ You need to be either able to cover that with commissions generated or bear those costs as a business expense.An alternative would be to be either a licensed assistant or an un-licensed assistant, which would limit what you can do but also limit your costs.

There wont be a 'legal document' showing what you are doing is legal, there is state real estate law, and most agents cry foul because they think you are 'earning a commission as an unlicensed individual' when in fact you are earning an 'assignment fee' or 'proceeds from the sale of a home' (assignment and double close, respectively).2.

loss of your RE license for starters, fines and depending on how much you did in violation of law, jail time.Most wholesale mortgage operations will not allow or pay any fee to an unlicensed party acting as a broker.Know too a note sale price will eventually end up in tax returns, they will need to account for fees and expenses involved.See a finance or securities attorney, not so much a RE attorney. :)

I'm going unlicensed aka "Voluntary inactive" because I've had such a hard time with the uncertainty of moving forward with advertising. 

Probably an important distinction to say that while it is certainly a RESPA violation to pay a referral fee to an unlicensed person, it is not illegal to pay for marketing.