check your laws....pretty sure you can't kickback to someone unlicensed.

Nobody can argue you are only acting as an unlicensed agent if you actually buy the property.You can assign contracts.  

Your profile shows that you have been licensed elsewhere... do you plan to operate as licensed or unlicensed, and in what capacity?

Is that still acting as an unlicensed agent?

Look for discussions on running a business out of a home too.We had a tenant try to establish an unlicensed daycare in a duplex unit once.

BEWARE: Seminars That Teach Unlicensed Real Estate Activity The Division’s Enforcement section wants all licensees and the general public to be aware of individuals, groups, training seminars, coaching programs or otherwise, which may be providing instructions on how to circumvent real estate license law.

Any contract is between two parties...obviously, and therefore has to be evaluated from both perspectives.You are focusing on the management side being improperly done and as you said unlicensed.

I have not seen any state that allows a non-registered or unlicensed lender to charge points, so you have another violation most likely.As a borrower, if it's really an individual lender you need to use a loan servicing company, that's the best way to ensure you don't have problems.You could be working with a shamster lender, lots of them out there who lend and even set up a default (just toss your payment in the trash, it could be 30 days before you even realize payment wasn't made!)

I work almost exclusively with unlicensed investors.

How should your letters for marketing differ from an unlicensed wholesaler?