Look for housing counseling agencies in your area and they will be able to give you information on any forgivable 2nd mortgages or grant programs that can help you with your down payment or closing costs and ask them if they have lenders that they work with.I've attached a fact sheet as an example of Freddie Mac's Home Possible program. 

I have gone to seminars, listened to podcasts, read books, and I even worked for a credit agency that ran credit checks on people and reported to the IRS.

You can taint her credit and let it hang over her for the years to come with a collection agency chasing your monies, but youll most likely not see a penny. 

Options include but not limited to:1) private lending - you can do it directly with flippers or through agencies that offer such services2) invest in the commercial real estate ( can be apartments or other assets) via syndications - you can find a lot of us here on BP. 

Based on my own understanding, the big differentiator for needing a license is based on fiduciary responsibilities, also known as Agency(with a capital A.)

The Agency is well aware that unlicensed “wholesalers” are rampant in our jurisdiction.

Has anyone had success with a contingency fee collection agency?   

But, I do prescreening before its even gets to the point of a prospective tenant paying the $40 fee (directly to agency.

I think your best bet is to reach out to the commercial broker agencies in your area and ask them about the process.

Is there a comparable Website for searching “Homes for Sale by Owner” as the MLS for Agency Listings?