While I’ve completed six transactions, I now primarily use my license for referrals rather than active practice.

Had a newbie client that bought 5 SFR rentals and called us 3-5 times daily.

You can find some diamonds in the rough don't get me wrong but if you aren't experienced enough to see red flags in the property/ transaction they can be costly. 4.

If you have a willing seller with a willing buyer doing creative financing, it's the  simplest of transactions.

In some states, such as mine, you can do one assignment per year without a real estate license otherwise, you will be fined $25K per transaction. 2.

It is virtually daily that i see purchases or considered purchases that appear to have no path to success.  

Often you are getting a pretty sizeable discount for your efforts, resulting in both captured equity and cashflow.The best ugly properties go quickly, so when I was looking, I got in the habit of searching daily.  

She could refer people to you for various aspects of the real estate transaction, but you should not locked in to working with her.  

I've been a daily user on Bigger Pockets for about 12 or so years.

Must be able to handle all typical investor transactions (assignments, wraps, lease/options, etc.).