NAR also has their own policy on this, if you're a member.In WA we can represent ourselves, it just needs to be disclosed in the purchase and sale agreement that " Buyer 'name here' is a licensed real estate broker in the state of WA." 

Licensing fees, NAR dues, MLS fees, desk fees, E&O premiums, sign and business card purchases, marketing costs, car and gas expenses, etc.What I hear from your comments is a serious case of the "hardly waits". 

NAR stats suggest that FSBO owners receive substantially less (almost 30%).  

Contact your brokerage or local NAR office and find out what you have to do to get signed up with the MLS in your area.

@Robert Sutton with your license it will be hard for you to do traditional wholesale because of your affiliation with NAR!

The county records show it as a duplex with a land use code 5200 (two family platted lot), but zoning use code (1 family det 30000), property class code R (no number ie R1 or R2). 

Especially tax topicsThere is of course real estate agent licensure and related topics that Realtors take afterwards (search on NAR Certifications and Designations).

Also in January, the NAR had 1.45 million members, up 4.8% from a year earlier.It is easy to understand why so many people would sign up for the real-estate profession: The pandemic eliminated millions of jobs, especially in service industries such as restaurants and hospitality.

(I am aware of the costs involved).plus, how does NAR involved in this issue?

NAR dues if they are members?