As far as what is working or not, the licensed wholesalers probably are having a lot more success than unlicensed brokers.

Unlicensed uninsured tree trimmers the landlord hired, downed limbs on house power line causing huge power surges.

I was told you don't have to tell the seller you are Wholesaling only that you are an investor that is offering a cash offer"This sounds like unlicensed Brokering of Missouri Real Estate, by someone in New Jersey, which may result in a Cease and Desist order? 

Since I'm an unlicensed (planning to get licensed in future) what is the best legal advice on tips so I don't make any mistakes starting out. 

We all have the habitual offending, unlicensed gurus to thank.

@Joel Loughrin I actually just read that you can have an unlicensed employee manage but they must be on w2 and they'd have to be a regular employee (you'd have to pay workers comp, etc) so I guess that's up to you but sounds more expensive than a property manager.

You can work as an "unlicensed assistant" just to get some experience and then your broker can sponsor you for the class and you'll have a really good idea at that point what to expect out of the job. 

Unless I have a property that real estate brokers are uninterested or unable to market, I just don’t see why I’d want to tie it up with a third party where I have no input into the marketing of the property and where I’m at the mercy of an unlicensed individual with no accountability for his actions.

@Kyle Miller be careful about taking a percentage - this puts you in the realm of "unlicensed brokerage".

@Allison Meggison  Unlicensed real estate brokering is illegal in Maine - as it is in most other states.