So when we had this property under contract for $92k ($95k purchase price with 3% buyer commission credit because I'm a licensed agent), it was an amazing deal.

1) Check with state building dept to see if they have a valid builder's license and if any negative issues with it. - PRO TIP: many builders lose their license then create new company in name of wife or other relative/friend.2) Check Better Business Bureau, but don't assume all the complaints are legit. - If there area MANY, then that is a problem.

I have a general contractors and interior design license.

You'll want to hire a licensed loan servicer to take care of that for you (Provident, Madison, FCI, etc).

I wear two hats in this conversation: as a licensed agent, I have a fiduciary duty to my clients to ensure their best interests are always prioritized.

You should consider skipping college and getting your real estate license if you are super serious about the industry!

Becoming a licensed real estate in Pennsylvania and begin working for others to sell and buy homes.

Also, in TX at least, only licensed agents are allowed to show properties and some of them even have locks specific to realtors.

But merely being licensed does not give you any advantage whatsoever. 

Are there any Lenders licensed in Georgia who specialize in Fannie Mae products?