Yea, this is pretty normal but not at all legal or ethical in any way.  

I figured I have nothing to lose but time, and by seeing my great work ethic, I may be able to establish a great relationship with the investor and could grow into an eventual partner.

I certainly already do, and plan to continue to conduct business in an ethical manner, but is there any additional requirements that a licensed agent has that a non-licensed investor does not have. 

I have a great work ethic but at the same time working 12-16 hour days makes your life fly by.

I wish all 13-16 yr olds (20+ yr. olds too) had your work ethic and enthusiasm. 

I am looking to build long term wealth and eventually get out of the 9-5 grind, and I feel the RE investing sounds like the perfect idea for someone like me with a great work ethic.

Each state's Real Estate Commission states when you buy and sell Real Property that it must comply with the states Code of ethics, yes you can draw up any document and buy them from the local office store.

If you don't have ethics you run out of clients fast.

I mean how is this even ethical !

@Alexander Felice - I see both points; however isn't there some sort of moral or ethical obligation to the neighborhood in which your rental units are present to not be blind to criminal activity taking place on your property?