To that end, the IDFPR has authority to initiatedisciplinary proceedings against licensees for violations of the Illinois Real Estate Act of 2000.The IDFPR may “refuse to issue or renew a license, may place on probation, suspend, or revokeany license, reprimand, or take any other disciplinary or non-disciplinary action as theDepartment may deem proper or impose a fine not to exceed $25,000 upon any licensee underthis Act . . . for any one or combination of” the grounds for discipline set forth in §20-20 of theAct, 225 ILCS 454/20-20.Additionally, a licensee may be subject to both civil penalties and criminal liability for theunlicensed practice of real estate brokerage:Any person who practices, offers to practice, attempts to practice, or holds oneselfout to practice as a real estate broker, real estate salesperson, or leasing agentwithout being licensed under this Act shall, in addition to any other penaltyprovided by law, pay a civil penalty to the Department in an amount not to exceed$25,000 for each offense as determined by the Department. 225 ILCS 454/20-10(a).Any person who is found working or acting as a managing broker, real estatebroker, real estate salesperson, or leasing agent or holding himself or herself out asa licensed sponsoring broker, managing broker, real estate broker, real estatesalesperson, or leasing agent without being issued a valid existing license is guilty ofa Class A misdemeanor and on conviction of a second or subsequent offense theviolator shall be guilty of a Class 4 felony. 225 ILCS 454/20-22.It is a fundamental principle under Illinois law that parties can agree to any terms, and can contract in any situation, as long as there is no legal prohibition or public policy that dictates otherwise.Contracts for the sale of lands, tenements, or hereditaments or any interest in or concerning them for a term longer than one year must be in writing to satisfy the Frauds Act.

I looked at a lot of yellow letter examples and to me for this area and owner income range I felt the typical in your face letter would be to "low brow"(no offense to anyone). 

The most egregious offense, IMHO, is the Wholesalers that use contracts to require BOTH an EMD and a non-refundable deposit on top of that.  

A single such act is sufficient to bring a person within the meaning of this chapter, and each act, if prohibited herein, constitutes a separate offense.(4)?

Even though this post was even more offensive than the first. 

Personally I find a lot of guru promotion offensive however there are a few guys worth their weight.  

The value properties in commercial like this are a few million to start instead of the 30k houses.If national median income is about 54,000 and I can find an area with income over 80,000, low unemployment, high population growth, low crime with most offenses being non-violent in nature, and a strong county or city base with a strong economic planning department then my odds are good.

My problem is that I have very visible Hand Tattoos (nothing offensive just your typical flowers & hearts).

Either way the structure already exists and it will make $1,500 a month in this neighborhood so it will pay for itself in the three years I have to live here, then if it has to become a part of one of the duplex units it will just add to that square footage.Admittedly your response is what I expected and did not want to hear, haha, no offense! 

I do not have reputable contractors in the Miami area and, no offense, I don't know of a lot of successful flippers/developers that will give up the names of their GCs.