If NAR had any balls, they'd cut off the IDX feeds and take their listing data private again, force anyone who wants access to MLS to sign a buyers rep agreement at the very least or better yet pay a retainer, put the companies who simply populate data from the MLS into their own sites then offer crappy customer service out of business (the ones who brought these lawsuits on us by being bottom-feeders) and control the market. 

She sent us an application and didn't disclose she was repping both sides to get 100% of the commission.

If the property is located in a MMRP you might want to talk to the local rep to get more info.  

I just got off the phone with one of his sells reps and couldn’t get enough information on whether it was worth taking the chance of buying it. $5,000.00 is a lot of money for a “it might work” chance. 

They trust me based on my rep on social media, Youtube, etc and if they don't trust me, they learn after 1-2 offers are submitted (not high enough) and they do not get property.

The fraud and collusion with that… talk about forcing buyers and sellers into duel rep.

We will be tearing down the property and then re-building so all the hours spent on that can contribute to the hours needed to qualify as a REP?

Often times I go to other realtors in my area and let them rep. my buyers as long as I get the listing back once the homes are ready for sale. 

Here in Texas our rep agreement already stipulates what you have shared here.

Almost impossible to be a REP with a W2 job.