Moreover, if your business is organized to source and acquire deals off-market, the licensed LLC member must disclose to the property owner they are a real estate agent.

As an UNlicensed person, you can do almost anything you want- once you get your license, you will be held to a different standard and you must disclose your license.   4.

As a realtor, I have to disclose I am that and I have to be super careful about "theft of equity" laws up here meaning that if someone comes to me for my professional opinion because they are not sure if they are going to list it or not, I can't really just offer to buy it.

You have to disclose the permit problem.

But essentially, you just need to ensure that you are not claiming to represent the seller and disclose on your contract that you hold an active license. 

Why this wasn’t disclosed long ago, I have no idea.

It would obviously be on the investor's tax returns but would the investor even need to disclose the business's holdings to the bank when applying for a loan to tap into the equity on the personal property?

You need to handle it case by case since some people voluntarily disclose the value to the government thinking they have to, while others don't.

This law prohibits an institution from disclosing a consumer’s nonpublic personal information like Social Security numbers, income, and outstanding debt, to companies that are not legally related to the institution.https://www.ftc.gov/business-g...https://www.ftc.gov/business-g...Also, most credit agency contracts do not allow their clients to share info with 3rd parties, which an owner would be.

To Peter's credit though, the person I spoke to did disclose it would be about $20k up front.