Become an unlicensed agent.

But I am actually buying the house and I'm not trying to broker the deal as an unlicensed realtor.

Payroll taxes are incurred if you have employees, and again, it doesn't matter if you are part-time or full-time or whether you have your license or not.In other words, part-time vs full-time and license vs unlicensed will make no difference in your tax situation if you're flipping houses.

By using a licensed person or attorney you certainly increase your chances of 1) originating a sound and fair loan and 2) remove any future doubt where you as an unlicensed person is exempt.

Dont be the unlicensed re agent sitting in his underwear tethered to his desktop all day blasting out stale "off market" deals with the hopes that one sticks.

The fact that you have a license is a big benefit, in that you can help with tasks that require a license (unlicensed assistants are limited in what they can legally do at a real estate firm).

Does your insurance cover unlicensed handymen & contractors that are not insured?

The Commission may only investigate licensed real estate brokers and salespersons or unlicensed persons performing the acts of a broker.

I met with a RE agent who wanted to work with me but was told by his brokerage that it was illegal in the state of WA for "an unlicensed person to receive a fee contingent on closing".

Law student is likely unlicensed so that would be practicing law without a license.