I think you mean paying an unlicensed person (bird dog) who is acting as an agent.

Yeah, he's definitely acting as an unlicensed agent first of all. 

Are you saying that you already had the wiring replaced and new breaker box installed by someone unlicensed?

In addition, one investor may not pull permits and will only use unlicensed labor while another only uses licensed and insured labor.

For me (unlicensed) to loan money at the higher rates on an investor deal, the loan still has to be brokered by a LMO or I can't charge the higher rates.

If the landlord is somehow responsible for the property becoming uninhabitable (unlicensed contractor floods the home or causes a fire), then the landlord might be on the hook..

-California apparently passed a law not long ago that realtors cannot pay unlicensed people referral fees, is there any way around that?

What I learn from google about real estate, I confirm here as either fact or fiction on biggerpockets.Google is how I closed my first deal as an unlicensed note broker within my first 4 months of starting in the note business at age 17.

I am an (unlicensed) architect with just about 3 years of professional experience that has just made a huge jump into the world of commercial and multi-unit Real Estate Development by working for a small partnership that is interested in my architectural background.

He can probably do much of the finish electrical, finish plumbing, basic HVAC, basic carpentry, etc, for about a quarter the price of the specialists.For example, a plumber will probably charge $60-70 to install a toilet...a good handyman will do it for $20-25.That said, make sure the specialists are licensed, and make sure you keep your unlicensed handyman away from anything that requires a specialty permit.