Suggest getting a realtor license. 60% licensees are not practicing.

@Bryan Lee As @Wayne Brooks said, there's no conflict at all.The only difference is that a licensee has to disclose to the other party that he or she is a licensed real estate agent. 

Add on top of that the lack of accountability from non-licensees, lack of training, lack of insurance and the question is WHY would you want to deal with most of these people.

Hello, BP!

I am getting ready to take my RE license exam this month and am seeking some advice where to go from here. I currently work full time as a salesman/ PM for a local residential contractor. I plan to...

Decide what you want to do as a licensee before joining any particular real estate brokerage.

To your second part -- If he encouraged a seller to list it as low as possible, then that is when it would become unethical, I would think, and the fiduciary duty is being tampered with.It seems the most logical thing to do would be to disclose he's a licensee in the original purchase contract, close on the property, then close with your end investor.

To make matters worse, they are licensees and can receive further sanctions and/or be fined.

Refer your client to a local buyers agent and have the buyers agent track down the listings and listing agents.We can assist with this and we offer a 25% referral fee to licensees on all closed deals.

The Georgia Secretary of State, Georgia Real Estate Commission, Licensure and Brokerage, states the following: 520-1-.07, Management Responsibilities of Real Estate Firms(e) In order to provide reasonable guidelines for licensees and their support personnel, but without defining every permitted or prohibited activity, the Commission has identified the following tasks that unlicensed support personnel under the direct supervision of a licensee affiliated with a broker can perform:1. answering the phone and forward calls to a licensee;2. submitting data on listings to a multiple listing service;3. checking on the status of loan commitments after a contract has been negotiated;4. assembling documents for closings;5. securing documents that are public information from the courthouse and other sourcesavailable to the public;6. having keys made for company listings and installing or removing lock boxes from company listings;7. writing advertisements and promotional materials for the approval of the licensee and supervising broker;8. placing advertisements in magazines, newspapers, and other media as directed by the supervising broker;9. receiving, recording, and depositing earnest money, security deposits, and advance rents;10. typing contract forms as directed by the licensee and the supervising broker;11. monitoring personnel files and license reports from the Commission;12. computing commission checks;13. placing signs on property and removing such signs;14. ordering items of routine repair as directed by a licensee;15. acting as courier for such purposes as delivering documents or picking up keys [the licensee remains responsible for assuring delivery of contracts and closing documents as required by O.C.G.A.

Can't say for sure about Texas, but in California what you are proposing would amount to "practicing real estate sales without a license" which is not allowed, and paying a finders fee or kickback to a non-licensee is also not allowed.