Even if I were sued, I document everything and obey the law, so I won't be found guilty.

I would proceed as if you were going to be pleading your case to a judge.

I'm guilty of listening to too many people who emphasized cash flow including agents and other investors.

When we first connect with every investor, we clearly stress that they should always overestimate their expenses and underestimate their income.We don't include expenses that are variable like vacancy, repairs and capex.We offer a suggestion on what they could be based on the past but we plead with everyone to underestimate their income and overestimate their expenses.Thanks again

Even if I were sued, I document everything and obey the law, so I won't be found guilty.

If building a relationship based on trust and offering multiple alternate solutions to prove my identity is demanding and "beotchy" then guilty as charged.

Even if I were sued, I document everything and obey the law, so I won't be found guilty.

Code § 10139Any person acting as a real estate broker, real estate salesperson, or mortgage loan originator without a license or license endorsement, or who advertises using words indicating that he or she is a real estate broker, real estate salesperson, or mortgage loan originator without being so licensed or without having obtained a license endorsement, shall be guilty of a public offense punishable by a fine not exceeding twenty thousand dollars ($20,000), or by imprisonment in the county jail for a term not to exceed six months, or by both fine and imprisonment…

Besides begging and pleading and eating crow, not much more you can do.

All I know is I tried and don't have a guilty conscience.