In all the other states where this is legal there is no state or fed reporting or oversight.. thats the point..

I would simply hang your license with a transactional brokerage where you only pay per transaction. 

I contribute that much monthly any way as my side business helps to get me where I want when I retire. 

Where are you planning to do a flip?

The lady said what if there were 100 documents, my response was there are 3 documents and no where near 100.

Geographically locally where is your house in the landscaping?  

How about a sales contract with contingencies but with a limit where the buyer can only terminate the contract if their find material defects exceeding a certain dollar amount.

For a while I looked into medium size deals like 30-50 units in class B neighborhoods, but ultimately could not negotiate a deal to the point where it would have made financial sense.

Let's say 20%...now let's do the math:You offer $320k, 20% down is $64k so you finance $256,000 @ let's say 6%....you neglected to mention where this property is(!) 

I have noticed quite a few posters lately that are requesting help, opinions, prices and information on their properties where a good answer would require either the square footage, the location or both....and they provide neither.