You can likely do this with your savings rate (that will likely increase) and age. 

Follow up with an email to the agent and bullet point your case, which increases the chance that the owner will actually hear them7.)

When landlords struggle to protect private property rights, they may either leave the market entirely or pass the increased costs on to tenants.

Since then, the company has only increased efforts to raise investor funds but does not appear to have kept up with the corresponding regulatory filings.

We believe that we are lowering risk, increasing the average expected return, and leaving the upside unchanged.   

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

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.

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.

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