Most states require a RE license and or Broker’s License.

Most all real estate appreciates.

I mentor several people, mostly those who are just starting out.  

"Before borrowing money from a friend, decide which you need most".

So, I'd love to learn more about where you're at and how we can help:Where are you currently in your real estate investing journey?

Youre doing things that most wont do to get outcomes that most will never have.

Even if someone in these forums were to teach you a creative financing strategy that required zero out of pocket cash and the seller was willing to accept those deal terms, you still aren’t qualified to own real estate with your current balance sheet.

Due to the size of your portfolio you might outgrow it, but I find it to do most everything I require.

But also (for the most part) the money goes back to me. 

Geesh.The Broker also who wrote those contracts and advised their clients to make these deposits most certainly has some liability here.