Heck-I too am guilty of being hungry for the real deal here.

As a licensed agent, you will also be held to a much higher standard than those who hold no license -- pleading ignorance in the court will not find you any favors.

Guilty...

I am guilty of that our HBA is quite robust here in Northern Oregon.. 

No names to protect the innocent, guilty, and just plain stupid.

A person who acts as a broker or salesperson within the meaning of this chapter, or who advertises ina manner that indicates that the person is licensed as a broker or salesperson, without being licensed asprescribed by this chapter is guilty of a class 6 felony.B.

The personal joy you get out of making things shiny and new again is a difficult to quantify in terms of money - many times when I'm in the yard doing my own yard work for my tri-plex - I often think that I could be paying someone to do it while I do something else - but the truth is - I really enjoy working in the yard - so much so that sometimes I almost feel guilty for spending time there and not doing something else.  

There is no sugar coating it.As for people losing money on big multi in Texas as I have stated this is also very real but the one's I had first hand knowledge on happened back in the 90s issue was could never keep them full tons of turn over B/C land is super cheap so is building and new ones pop up and raid tenants from the old ones.But I had a friend here in Oergon buy a lower end 80 unit in Memphis against my pleading with him..

On multi-families I pay for the bed bug treatment - it is so difficult to nail down, but ultimately not right for the not guilty party to have bed bugs when the other side brought them in.

If I'm running a business as a constant garage sale I'm in violation of that ordinance, I'm probably also guilty of tax evasion, I didn't collect or report sales taxes, there may be traffic violations caused by my activities if cars were parked restricting traffic along with sign violations.