I know it can burn when you have a totally baseless case filed against your llc, because you'll obviously have to shell out the $$ for your attorney to defend the llc, money that you'll never recoup, but its necessary and really shines light on the ability of your operation to scale itself.As to needing to be licensed - I know W-2 employees don't need a license for brokerage activities concerning properties owned by their employer.

So I’m red lighted until I finish instructor training.

Any reason not to offer 100k or lower, in light of the work involved?

Visited in the early afternoon, flitted around with the lights for a bit, and made sure to turn everything off before I left.

Yes, I was thinking that my cashflow was a bit light too.

List of items to be done - (inspection next weekend)HVACAir Conditioner addition to current forced air furnaceElectricalGarage door motor to 1 car garage door Install recessed lights in living room, and new light fixtures in bedrooms, living rooms, kitchenReplace light switches/outlets to square plastic whiteFlooringRemove carpet, tack boards one main floor and top floorInstall vinyl plank flooring throughout main floor Same baseboardPaintingPaint all wood trim whitePaint kitchen cabinets whitePaint all wallsStructuralRemove half of kitchen wallSliding door for half bath on main floorKitchenReplace kitchen counter top, and match bathroom vanities with sameReplace kitchen sinkReplace appliances with stainless steelBathrooms Replace countertops with same kitchen counter materialGeneral workInstall window blinds on all windows

Light rehab only too, as I'm trying not to break the bank. 

That's one of the times the investing light bulb started blinking in my head.

It was my proverbial "light at the end of the tunnel" in building a true systems based business right from the start.

Hopefully it can shed some light on the stuff that frighetens you about real estate.