However, I am going to assume you are working with a turn-key company that does everything, which means they claim to represent you when they're really raking you over the coals for a fast buck and hoping you never look behind the curtain.

@Brandon StewartIf I understand your situation, you are referring someone to another agent who will represent the buyer?

The title company will not issue you title insurance until the transaction complies with the law as they will be on the hook to make title right if they improperly close on your sale.In your situation depending on Texas probate law, the Widow may have to petition the local probate court to be appointed as her husband's legal representative to complete your transaction.

By getting your license you will be able to help 100% of the leads you generate.2)    You can represent buyers.

I represent client's in code enforcement court and it's never fund. 

Amar with all due respect, I’m not sure if you quite understand how you are representing yourself as a professional RE agent in a professional environment.

Nephtalie, While many of my friends will disagree - I don't mean to be a "Debby Downer" but.....Representing a mortgagor(ower) to help reduce/modify a loan with a Mortgage(lender/bank).  

I wouldn’t want to represent myself if the tenant gets free legal counsel from tenant advocate groups.  

It is subtle, but the true Cap Rate ultimately represents an aggregate return that investors expect to deploy capital in the marketplace.

I am specifically talking about insurance brokers who represent the buyer.