Some contractors will want to test for lead paint and charge extra for everything and others don't care or are unlicensed anywayI would say it's probably cost-ineffective to hire the formerYou're better off not knowing if you have lead paint anyway because then you can honestly say you have no knowledge of lead-based paint on a lead-based paint disclosure

Why is is it illegal to pay an unlicensed individual a referral fee for a lead?"

It isn't a bad thing to use unlicensed property managers....just know who you are dealing with...some of the best ones around the country are not licensed and I have used some of them with good results.  

I appreciate your precaution about unlicensed activity.  

This (should) avoid any problems with being an unlicensed property manager.The option would give you the right to buy at some price at some point in the future.Or, get her to sell to you and carry a loan.

Here in Texas unlicensed brokerage activity would subject you to serious financial penalties, to the tune of thousands of dollars per day of activity.We probably have the strictest real estate law, education, and licensing requirements in the country, and the Texas Real Estate Commission is not shy about going after violators.

Do you want a bunch of unlicensed people holding on to what could account to hundreds of thousands of dollars of tenants deposits... ( I think Not).So once a PM matures say 500 to 1000 doors just think of the kind of money flowing through that company its in the millions...

Just look at the fines levied against unlicensed operators. $25K is not uncommon. 

Unlicensed practice; civil penalty.

@Brian Gibbons   I just know by experience our state is Dodd Frank Nazi's  they are very very strict and will for sure come down on un licensed folks.. especially those who were doing HML rehab loans.