Disclosing your status as a licensee is not a big issue, IMO, if you make it clear that you intend to act for yourself and not as an agent.

As a licensee, you are under scrutiny by the real estate commission so you need to understand and have an attorney who understands wholesaling before you start.1.

(It's been a while since I took my licensee coursework though.)

& Regs. r. 520-1-.07Legal/Regulatory Action: Rule(link is external)The Georgia Real Estate Commission has identified the following tasks that unlicensed support personnel may perform:Answer the phone, forward calls to the licensee;Submit data in listings to a MLS;Follow up on loan commitments after the negotiation of the contract;Gather the necessary documents for a closing;Secure public information documents from a courthouse or other public sources;Have keys made for listings;Install or remove lock boxes from listings;Create ads and promotional materials that are to be approved by the licensee;Place ads in newspapers, magazines and other publications as instructed by the real estate agent;Receive, record and make deposits – security deposits, earnest money, advance rents;Fill in contract forms following the instructions of the licensee;Monitor license reports and personnel files;Compute commission checks;Place and remove signs on/from properties;Order routine repair works as instructed by the agents;Pick up and deliver documents and keys;Schedule appointments on behalf of the licensee;Schedule inspections on properties;Schedule the dates for the mortgage application, the walkthrough before closing and the closing;Schedule an open house;Accompany a licensee to an open house or a showing only for security purposes;Perform maintenance works on properties.The Commission has identified the following tasks as some of the activities that unlicensed support personnel shall not perform:Make cold calls or otherwise contact the public for the purpose of securing prospects for listings, leasing, sales, exchanges, or property management of real estateHost open houses, kiosks, home show booths, or fairsPrepare promotional materials/advertisements without the review and approval of an affiliated licensee and firmShow real estateAnswer any questions on title, financing, or closings (other than the time and place)Answer any questions regarding a listing except for information on price and amenities expressly authorized in writing by the licensee;Discuss or explain a contract, listing, lease, agreement, or other real estate document with anyone outside the firm;Discuss the attributes or amenities of real estate, under any circumstances, with a prospective purchaser or lessee;Collect or hold deposit monies, rent, other monies or anything of value received from the owner of real estate or from a prospective purchaser or lessee.Discuss with the owner of the real estate, the terms and conditions of the real estate offered for sale or lease;Collect or hold deposit monies, rent, other monies, or anything of value received from the owner of real estate or from a prospective purchaser or lessee;Provide owners of real estate or prospective purchasers or lessees with any advice, recommendations or suggestions as to the sale, purchase, exchange, or leasing of real estate that is listed, to be listed, or currently available for sale or lease. 

The licensee must follow all applicablelaws.

This is called a gross listing and any licensee could lose there license.

Mention you have a contract but it does not say brokerage number or licensee numbers.I am sorry you are having these issues.This goes to show when choosing a PM not all are equal so you need to perform thorough due diligence before awarding a contract to manage a property.I do not know anything about this company positive or negative.

I know licensees typically just want to get this out of the way but I really want to take something away from whichever course I choose.

Please help me understand where my flaws exist.Ok, so in your senario, the licensee is a salesperson acting as principal with the objective to flip the contract for profit at a wholesaled price.

Does your broker allow you to provide property management services as not all brokers allow their licensees to do this....