All responsibility is on them.If you are knowingly hiring an unlicensed contractor to do the work, and your contract is with that person, I wouldn't be so sure that "all responsibility is on them."

My 02 cents about using unlicensed contractors coming from a guy that sees a lot of claims on properties... imagine having a fire with a loss of life and you are explaining your actions as the landlord.

If I decide it's not for me, I can always get unlicensed.

You mean unlicensed brokering?

We have a unlicensed insured designer we will be using as a sub for plans.

And even if you had enough friends that needed day care less than 4 hours a day 2 days a week to fill up your schedule, you'd better be prepared to document it all as neighbors will complain and you'll spend a serious amount of time proving to the HOA (and probably social services) that you are not running an unlicensed daycare.

As J Scott points out, unlicensed (non- MLO) REI doing seller financing is impacted by recent legislation... as is mortgage servicing (and foreclosure processing) in many states.

That's a tough one as I believe most states you can't pay referral fees to unlicensed parties if you are an brokerage/ broker/ agent etc.

It opens doors for you that were open to the unlicensed masses 30+ years ago but are barred, double locked and almost invisible now.Get your license if you are going to actively invest in real estate.

Our company has been investigated 2 times (and passed with flying colors) just within the last 8 months for alleged unlicensed activity.The issue that continually comes up is advertising a property for sale that you or your company does not own.