In every state that I know of, an unlicensed person cannot market a property that he doesn't already own - meaning that your name is already on the title.

As to sales technique this is the most over looked area of this business ... be it your a unlicensed wholesaler or a RE broker... one needs sales skills to truly rise to the top .

Lower price (maybe...I see plenty of overpriced off market deals).Cons:Chain of title and closing process can be (not always) shady, with multiple contracts, assignments, and/or changes of ownership.Less room for negotiation (most are cash only, no due diligence, take it or leave it, close next week).More downside financial risk - with no inspections or due diligence, you better know what exactly what you're getting into, and/or be able to weather the inevitable surprises.Less recourse - in many cases, you're dealing with unlicensed individuals who have no regulatory authority policing them or enforcing rules that protect the consumer.MLSPros:More info available up front.Clearer chain of title and cleaner closing process.Everything is negotiable (price, closing date, due diligence period, financing options, etc).Less downside risk with availability of inspections and process for resolving inspection deficiencies.More recourse - agents are licensed and should be following legal and ethical guidelines.Cons:More competition (if buying) - The MLS is arguably the single best way to market a property for sale, and ensure the maximum number of eyeballs can find it if they are looking.

I'm in a similar boat, @Filipe PereiraGraduated from architecture school, still unlicensed.

The OFR has mandated that they are looking to halt unlicensed activity (if they can, who knows), but they are also going to be auditing all licensed LO's and licensed lenders before the end of 2022.

The lease with option to purchase works in many states, but there are at least 17 states it will not work in for an unlicensed lender.

@Gary Lucido  maybe I am not understanding how you pay.. but I know a licensed brokerage cannot pay an unlicensed person a commission rebate.. they can couch in the sales price but no money can change hands.. seller would just discount.

As a an unlicensed rehabber, you probably wouldn't be named.Another scenario (and exposure) is you GC a project that's a JV.

The insurance thing can fall upon the property owner, and this should be addressed in the management agreement.Also, keep in mind that "licensed" doesn't equal honest or competent, and unlicensed doesn't mean incapable.When it comes to large properties such as apartments 5 units & bigger or larger homes, I'm always using licensed, insured, bonded guys.  

For instance- I have a mainly workers-- painters, flooring guys, roofers, framers etc that are unlicensed sub-contractor types.