I have only closed on my personal residence and am finding I don't have the time to make list or represent buyers. 

First, it is not Real Estate agents that might be looking fo a faster, easier close because they represent the interest of either the Buyer or Seller and they are the ones who need to read, understand, and sign docs.  

My statements are simply some dolt on the internet.If you were in my area and signed an "Exclusive right to represent".

* What if I face an eviction, do I need to hire a lawyer to represent me or can I do so? 

You can quickly find this out by asking how many sellers she has represented through closing. 

I second @Nathan G. completely - if you have an experienced agent representing you, you will be much better of. 

As a new investor and not a solid network (despite having Real Estate Agent representatives in each city) the deals are not just there at the moment.

I was told by a IRA company representative that I may need to pay UBIT (unrelated business income tax).

:-pThat small microcosm of Midtown vs. the rest of Sacramento is representative of California vs. the rest of the nation.

This is not true - if you're going to represent buyers or sellers you have to have a license, but if you're going to be successful with Real Estate investing, you will be successful either with or without a license.