What are the differences in what an unlicensed investor does versus a licensed agent?

If it's someone new who is unlicensed or doesn't have references I trust then I will be there with them on the weekends and pay them a fair hourly or daily rate.

First, access to the MLS is not an issue for me and for most unlicensed investors I know.  

I would show the owner & broker a sample letter that states something like "...the resident needs to be aware of the fresh water and sewer line "issue" connecting the chiller and boiler and that recent repairs were done by unlicensed contractors, without city permits or approvals and, as a concerned citizen, I could not in good conscience stay silent about such a grave risk to the tenants health...." 

Account ClosedIf an unlicensed person is marketing the "property", soliciting for buyers, etc. without having the property under contract, then that's brokering without a license.

Too much liability with unlicensed and under insured tenants running businesses out of their house.

Can someone tell me what the laws regulating unlicensed hard money brokers are in New York on commercial real estate deals?

Since owning property I bought from a previous owner we have found many problems caused by the previous owner using unlicensed contractors.Is it possible to sue the previous owner for putting the safety of tenants at risk?

Are there any brokers/agents on here that have signed someone up as an unlicensed assistant in this manor?

If you do that, regardless of what your documents say, you are engaging in unlicensed lending.