You might consider going to work as an unlicensed assistant to a busy listing agent.

However what we have seen isEvidence of rents being paid out to investors on properties that never had occupants living in them.Evidence of sellers taking in rehab money for homes that were never renovated.Evidence that new construction homes were sold, but never built.Evidence of unlicensed brokerage activity on the sales and property management side.Evidence of misinformation about the types of assets that were sold.Evidence of misinformation about who the principals were.Evidence of misinformation about who would be handling the property management.Evidence of negligence on behalf of property management teams in handling the tenants, evictions and rehabs.

This is to protect the consumer from predatory action of uneducated and unlicensed individuals.

@James Wright  KRS 324 forbids Property Management for compensation by unlicensed people unless you meet one of the exceptions detailed in KRS 324.030.  

andhttps://nebraskalegislature.go...Depending on exactly what your concern is, or what you are trying to do, key points are that unlicensed, you can manage units belonging to ONE ownership entity, but must be licensed and working under a Broker to manage for multiple entities.

The numbers above are what I charge, if you are hiring in cash, or unlicensed, then the numbers drop about 1.5-2k.

So this unlicensed "handyman" operating as your PM is your first issue.  

Jason Campbell,first off all let me say I am sorry she is going through a tough time with her divorce and I hope it works out for the best.Second,you must be careful not to break the law by accepting money from her for managing her properties unless you are currently a licensed real estate agent.Most states including yours probably demands a license and business taxes to be paid for property management services provided and you can get into serious trouble if you are taking money from her while being unlicensed and uninsured.You need to familiarize yourself with all the laws and regulations of property management (assuming your are licensed at this time) to safely and effectively manage the tenants and get the full market rent she desires.Rents can be increased with proper notice as well as security deposits.The law will probably specify 60 days notice of rent increases and deposit collections to give them a chance to move out to a new apt to avoid the increase.Before you go do that however,take a good look at your local competition and see what they offer for that higher price ( new appliances,paint,carpeting,etc.) and decide if your client needs to spend thousands of dollars on upgrades and remodeling costs in order to compete with the other landlords at that price point.

To me, FL makes it look clear that private unlicensed lending on non-owner occupied residential real estate is OK.

Geesh  no wonder you un licensed wild men get such a bad rap.. you simply don't follow any rules but your own.. really sad .