You can approach a broker and ask them to be a "Transaction Broker" where they represent the best interest if neither the buyer nor the seller but act to complete the transaction.

You don't need a license at all to invest in real estate no matter what state you live in or the other states you invest in.You should using experienced local professionals in each state you do business in to get the job done right and keep you out of any legal trouble you may be worrying about.A license and all the training and expenses that goes with it is only necessary when you are representing other people as clients.

I am representing a seller as their agent, and they would like to offer Owner Financing.

"Brokering" means you represented the buyer or seller on a transaction for some commission amount.

Our lots also represent 8 of the 12 such lots that are zoned for short-term rental within the larger single family home subdivision.

In many communities, representatives of the “Welcome Wagon” would take note of a person’s home, furnishings and character, among other factors.

You would be wise to find a decent agent who will broker the transaction for a reduced fee and represent you both, and split the cost.You're doing a real estate transaction in the most litigious and law-choked state of the union.

So, in a hot market the seller will look first for a cash buyer with no financing contingency, second for a buyer with approved financing from a conventional lender, third from a buyer who has been qualified by a mortgage broker, and last, i at all from a buyer with a POF from a hard money lender.Of course not all sellers, or the brokers representing them are sophisticated, so if you make enough offers you WILL get some sellers that accept you POF letter.Just to show you how meaningless these POF letters from hard money lenders really are, about 8 years ago a number of lenders published a generic POF on their websites, and told potential borrowers to download the letters, fill in the blanks, and they had an instant proof of funds.  

I've been so up in the air with reading all the pros and cons, I especially worry about people saying to beware since agents can be open to lawsuits when buying investment and representing themselves. 

I feel I have represented us very well so far :)Forgive me for the basic question but when your are 'running the numbers' - what are you looking for?