It is unlawful for any person, firm, partnership, limited liability company, association, or corporation to engage in the business or capacity of real estate broker in this state without first having obtained a license from the real estate commission.I think that answers your question.  

I put this deal under contract, not acting in my capacity as the seller/buyers agent, and I wholesale it.

When she brings it up, tell her why.I'm a purchase-focused realtor-referral-based lender, and I don't mind being used in this capacity b/c it makes my realtor partners more loyal to me -- which is worth WAY more (to me) than any one particular deal.

If that's the case the seller may not have any other option than to work with a buyer in this capacity to get it ready for permanent financing.

Because California real estate law focuses strictly on the definition of agency duties and the rights and limitations pertaining to the use of a real estate license, California law governing the use of a DRE license is only in control when one acts in the capacity of an agent.

If you are investing out of state, this is the best solution you can have, someone with the expertise, operation, administrative capacity and well established communication means.Sure, if it is in your own backyard, maybe DIY, but lets be real, can you compete against established economies of scale and place that much time in the project if you are employed full time somewhere.  

Don't know who you are talking about but I don't argue, I educate those that have the capacity to learn. 

In that capacity, it seems the only advantage of an MET job is the higher pay.

I am extremely passionate about real estate and would love the opportunity to explore working for an established business in a Real Estate acquisition capacity.

The people that I deal with day to day are developers/investors (some of which are institutional, but many of which are private major players - I mention this because you can certainly pursue working for a developer in some capacity), title companies, property managers, brokers, real estate agents, leasing agents, mortgage brokers/loan officers, large tenants' real estate departments and many city officials/workers.