I have found Premiere Property Group to be a great fit - they allow me to do my thing as long as I stay with in the Real Estate Agency rules and Steve, my husband, can run his retail real estate business seemlessly with them.  

What is illegal (in my state anyway) is to hold yourself out as acting in a fiduciary manner, representing someone else in an agency relationship in a real estate transaction without being properly licensed in your state to do so.

The catch 22 is having a listing agreement in the mix with any agency, a Realtor may buy on his own account, but jacking the price for the seller isn't the way to do it without taking title unless it's a Realtor fee as mentioned.

I wonder if I would be able to edit the contracts that I will get from the agency I eventually work for.  

Calling on the phone won't get it done to many people have cell phones and when they are in foreclosure they usually have other credit issues and are hounded by collection agencies... you can either mail and hope   or pound on doors and close deals. 

@Sean BrooksI stand by my original statement about it being easy to become a Realtor.I am not laying blame to the Realtor for not getting the deal done, I am laying blame for lack of education to the client.A GOOD Realtor educates their client, a Transactional Realtor takes listings.A GOOD Realtor is able to have effective communication with their client, a Transactional Realtor will talk on their clients behalf.A GOOD Realtor works with reputable brokers, a Transactional realtor goes to one of those 100% Agency's that have no contact with them.I think that Good Realtors will know Good Realtors, and investors and Good Realtors despise Transactional Realtors.Just my opinion.

Based on provided information, we find that we are unable to accept your application for rental at this time.This decision was based in whole or in part on the information provided to us in a Consumer Report or Investigative Consumer Report prepared on our behalf by a consumer‐reporting agency.

In my state the laws prohibit you from disclosing anything that may go against the seller unless you have a signed buyers agency agreement, otherwise we always represent the seller in the transaction.

His father started the agency in the 50's and he has been running it himself for 30 years.

If you use a commercial broker, make sure they represent you alone in the transaction and not both parties (dual agency).