Definitely not needed if you want to purely invest.Pros of a license:- direct MLS access- let yourself in to view publicly listed properties- Represent yourself and save some commission on purchase and listing cons:- yearly licensing upkeep cost (about $2k per year + your time for CE courses etc)I am also actively investing in the area and got my kickende last year.

You (or your representative) have the right to enter with proper notice.

In life money often represents other emotionally entanglements.

I represent buyers only and specialize in retail investments and land for retail development and have contacts with local lenders. 

However, usually your council representative for that district won't even consider it unless you get approval from the local community.  

You'd need to make sure she has an attorney that represents only her thoroughly go through the operating agreement. 

Also, if I was to get a real estate agent to represent me wouldn’t I need a proof of funds letter?

But her demeanor has not been very kind or helpful to us, it does not feel like she is representing us as her clients. 

Many of these markets are very well represented by sellers & turnkey operators here on BiggerPockets.

Since this person represents one of the larger portfolio loan providers, I'd strongly assume many providers have similar qualifications.