Also a concern is taking properties off the market while someone beats the bushes for a real buyer and then fails, you can address both those issues.As a licensee, I'd be concerned with partnerships with unlicensed parties doing assignments of contracts as a business venture.

After all, the saying goes there is no honor among unlicensed brokers (or something like that):)

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.

If my Father passes before the mortgage is paid off it will be next to impossible to rent it out for the amount we will need to cover mortgage, insurance and taxesHouse has a substantial crack in the foundationMany unfinished projects by unlicensed contractors or family membersWood picket fence and surrounding trees are rotting due to a fungusI'm thinking we should let the house go to our older brother...

If my Father passes before the mortgage is paid off it will be next to impossible to rent it out for the amount we will need to cover mortgage, insurance and taxesHouse has a substantial crack in the foundationMany unfinished projects by unlicensed contractors or family membersWood picket fence and surrounding trees are rotting due to a fungusI'm thinking we should let the house go to our older brother...

If you want to work as an unlicensed broker you need to know 475.

I'm guessing you can do property management for the company you work with only for them and not for 3rd parties unlicensed....check with your state, but that's my guess.Then you could put your license in inactive status.You wouldn't be able to do referrals then.

Dave Zarcone the 40k other expenses us your problem as well as the rehab cost. i know you said you want to stand out vs corner cutters but your market doesn’t cater it. the 12% other costs tells me that you’re borrowing money at a high cost when others simply bank roll or cam afford all cash. your 22k diff is simple to solve, take out your financing cost and take lower quality materials mixed with unlicensed tradespeople to do the rehab and there will be your 22k. also check bp calc and adjust the fees to reality ie if they set 6% agent commissions, set it to flat fee listing and what not.

Georgia just doesn't want unlicensed people doing a lot of PM without something to qualify them.  

I am a full time real estate investor with 2 other partners (unlicensed) other then myself.