They may have been introduced to wholesaling as a low-barrier entry into real estate and never considered licensing as a viable option.Why Getting Licensed Could Be Beneficial:Access to MLS: Licensed agents can access MLS listings, making it easier to find deals and run comps.Credibility: Being licensed can increase trust and credibility with sellers and buyers.Expanded Opportunities: As you mentioned, having a license opens up the option to list properties traditionally when wholesaling isn’t the best fit.Legal Clarity: Licensing helps clarify what you can and can’t do, reducing the risk of running into legal issues that plague unlicensed wholesalers.It’s a balancing act, but for many serious operators, getting licensed seems like a logical step to expand opportunities and ensure compliance.

How are the sellers being protected, in the event things change, vacancies increase and mortgages can't be paid? 

Rents , cash flow and appreciation increase over time. 

the key thing for a BRRRR is: can you increase the ARV significantly enough with the rehab?

It is amazing how many times I have seen the cash flow represented as rent - PITI and to compound the issue they did not realize the ADU would increase their property tax.   

My spreadsheet also includes FMV of every property so I can monitor appreciation, year over year comparison of tax & insurance increases, current rent & last increase & last amount, etc.

But now you are opening yourself up to a possible increase in your rate, as it is adjustable and can go up.

Our auto coverage is now at an increased level so if this happened today it likely would not result in any involvement of the umbrella policy. 

Disallowed losses under wash sale rules increase the cost basis of replacement securities, potentially reducing future taxable gains.This post does not create a CPA-Client relationship.

A tenant now enjoys these enhancements at $1400/month, showcasing the property’s increased value.