Is this the normal in South Carolina, where the legal information of the property is so wrong that they can't go off the property card? 

If these things are true then you are definitely looking at the wrong markets, and maybe the wrong type of investing altogether.

So, the seller's might not even be legally tied into any kind of sale.

My question is, could I live in Virginia and wholesale virtually out of state legally without a license.

@Erick AcostaS-Corp can potentially save you on payroll taxes.There are costs associated with the set up of an S-Corp(election costs, payroll tax return costs, income tax return costs, etc).It only makes sense when the savings of the payroll taxes will be more than the administrative costs.You should definitely consult with your tax advisor on if it is right for you.

That could just be the dialect used in the midwest where I am.There is a big difference in industry knowledge between a residential agent that can legally do tenant rep work, and full time tenant reps.As for next course of action: I tend to be a pretty straight forward guy.  

I am looking to find the optimal tax and legal structure to optimize his situation.

Definitely looking for a good GC that I can meet with.

What you said will definitely help me. 

Thank you @Quinton Booth, it’s definitely a starting point.