If you argue based on selective and arguably misleading comps that the property is worth $200k, and after the closing they conclude that it was worth closer to $400k, they might try to pursue a civil case and/or a claim against your license with the DRE.The best way to avoid this is to steer away from leading the comps discussion, and simply tell them what you are willing to pay.

Your only remedy against an unlicensed contractor may be in civil court.

Petersburg, VA, a city that has been economically devastated for years, since the Civil War, is now recognizing the Civil War Sesquicentennial, with its historic battlefields, mansions and properties that were part of Civil War history.If you really love history and this country, wouldn't you like to be instrumental in rebuilding a crumbling USA?

He has grown up and making better decisions he's got a good civil service job so I doubt he's giving up his career  now.Now what you said @Simon Campbell is the plan I had in mind.

FTR the buyers went forward with the purchase opened the wall as I suggested after they bought the home 6 months later and found additional termite damage in areas I suggested there might be and still they are in litigation from what I understand... many years and $ later.

Is there a current litigation against the LLC?

Additionally and worse yet, with a judgement for a civil case in which my actions (recording of a contract) were found to be malicious, the damages could then attach to me through the state. 

The commingling is exactly what I'm looking to avoid as I know that makes it much easier to pierce the corporate veil in the event of litigation.

@Glenn TracyIf your waiting doesn't get all of your money back, you can file a civil suit against your former friend. 

AR and PA and CA to mention a few will have what is called a litigation period that the property owner will have as a time frame to contest the sale in case it was an erroneous sale.