Variable commission is applicable if the Seller's realtor offered the Seller is discount on total commission if they are a dual agent (representing both parties).  

Also been scammed by lawyers representing HOA's who tack on exorbitant fees on top of the judgement amount.  

Unless you are "representing" someone else, no license needed.

Welcome to BiggerPockets, @Travis Schofield.The Twin Cities are well-represented here on BP, so you should have no problem finding local investors to connect with. 

I represent tenants in Miami, FL and surrounding cites by assisting them with document preparation to make strong offers to rent in this competitive scene.

., the VIDA representatives were twisting our arms to buy into a Private Residence Club,which the representatives assured us was different than a timeshare.

Is it ideal to just contact the listing agent directly or should I use a realtor representing me? 

@Ryan HeraldThank you @Steve VaughanOk everybody, yes, rent to own has changed since Jan 2014, and you need to look at a few ways to offer tenants a path to home ownership.If you own a residential property, or you are representing a property owner as a fiduciary agent, or if you are an investor looking to do lease options...1.

I've been getting a lot of calls lately from investors looking to work with REALTORS, and since I'm not as savvy as I need to be in the investment field, I knew this would be the perfect place to get the knowledge I needed to effectively represent any investor that wanted to work with me!

They may represent an owner and the proper advertising in that case is or can be for sale by the owner, however, their representation is probably required by statute, but I don't know about CA.