are you being professionally represented by an agent or an attorney? 

It is my humble opinion that the legislator who wrote the law (he represents tenants exclusively), was building a business for himself and trying to create an industry for attorney's to represent tenants.

If they are represented by an agent, their fee must be paid.

I don't plan on representing others.- Is the license itself intrinsically useful for networking, or does nobody really need a rookie agent?

The listing agent represents the seller and will write the offer to the benefit of the seller whom she represents.

If you are against this bill, let your local state representatives know.Bills like SB584 are why there are multiple posts questioning why one would choose CA.I will add a local reason. 

It represents the number of months it would take to sell all homes currently on the market at the current pace of sales.

That way, you can get real feedback from other investors.Also, another way is to look for cash transactions or rehabs sold within 1/2 to 1 miles radius of the house you are wholesaling and see if you can find the realtor that represented those buyers as more likely those are investorsreach out to the realtor and see if their cash buyers will be interested in buying the propertyKeep in mind the realtor needs to be knowledgeable when working with investors, otherwise, they will give more more headaches than help

I would go back to them and ask them to take the time to explain what you've signed until you are satisfied with the agreement.The "exclusive" agreement means they will represent you on this purchase.

With a household count of 250,000 to 300,000 in Memphis, that represents only 0.05% of the overall market (and maybe half of that when looking at single-family detached).To your other point, starting off with a 25% equity position is a decent position to be in with any market downturn.