Besides, I have my job over here so I happily fork out the 5% in commissions so I don't have to deal with tire kicker buyers over there and save the headaches for my day job. lolAs an investor I will tell you this.

If I have a California real estate license, can I act as my own buyer's agent if I buy property outside of California (and avoid paying a commission)?

Would not get licensed for the commission. 

The owner would also have to pay additional leasing commissions and TI's for a new tenant - more costs out of their pocket. 

If an agent is involved most of these companies offer a 2-3% one sided commission fee while the for sale by owner company usually gets a flat fee.

The Ohio Real Estate Commission is concerned with unlicensed wholesalers who tie up a property in contract with little to no money, then assign the contract rights for a profit.

They are more like an agent just trying to get a commission. 

As for full-time real estate agent you would really need to dominate your market to make enough commissions to then be able to invest.But then again, there are so many engineers out there that seem to be into real estate for some reason.

This is the latest numbers from Texas Workforce Commission for June 2020. 

Look at the areas within the Coastal Commission zone along the coast.