I have a Ledger of every penny going out.Regarding the 199A, I have an Inactive real estate licence and have purchased a few vacant lots and warehouse buildings in the past 2 years, I am going to research the deduction to see if I qualify.

The link i saved for myself is the same link in the original post... it just takes me to Eclipse where my activity licences are.

I am a local licenced property manager and own 10 SFH, with over 15 years of experience.

Thank you for the explanation Roy.It is totaly clear for me.But my uncle also can be a hard lender even without licence.

I've been wanting to get my Real Estate Licence for quiet some time and the issue I run into is that Idaho does not offer online classes.  

Not all states require this mind you but many do.. and I see many non licensed companies advertising they will do fix and flip in Oregon and I know they are not licensed to do so but they still advertise they will lend here.So licencing... is one.. web site is another if the info current etc.. but if I was looking for money in a certain market I would concentrate on locals... and start there .. you can atleast meet with them.In the day I was lending I was the largest HML in Mississippi of all places but my offices were in Oregon.. so I can see how someone would wonder what the heck I was doing there..

I take note your from Texas, and while I am from Colorado I have two parks in Texas and they have some licence requirements, document requirements etc... you have to visit Austin, take some classes, pay the state and the insurance company and only then can you sell a home.

You can’t even do that.Requiring a license is for the purpose of protecting public (people without real estate licence and knowledge) from getting misrepresented by individuals without the knowledge (wholesalers without a license).

Since I've been completely unsuccessful finding a descent deal on a mid-sized multi-unit, I am considering selling bridges ... the kind made out of cash ... until CAP rates expand again.Bill Gulley - On your side of the increasingly imaginary line, does one need a licence to provide transactional funding or only if doing so with other people's money?

Or does the company that you are forming (which the agent works for) have to have some sort of brokerage licence in order to have a member of the team make referrals?