A “net listing” is defined as an agency agreement in which a prospective seller lists real estate for sale with an authorization to a broker to sell at a specified net dollar return to the seller, and which provides that the broker may retain as commission the difference between the specified dollar return to the seller and the actual sales price.

I would focus on properties in the $1.8MM+ range, because that will ensure their large enough for agency debt.

After getting licensed, my perspective changed.First of all, we need to understand how dual agency works. 

Sorry Greg- Definitely meant hand money- or earnest money- the money is being held by the agency in escrow- Basically the money that indicated we were interested.

If you're getting a loan from a bank that originates, services and keeps the loan, you may be able to get away with vacancies.If you're getting agency loan (ie FNMA/FMAC) they're going to want a min vacancy rate shown by actual collections/rent rolls.

we dont have many rentals and when we do its only a stop gap until we can exit.but I got contacted by an agency that places insurance clients who have been displaced or higher end folks who are building a new high end home that is going to take a year or more.So did this in Vegas and spent maybe 10k on furniture and fair market monthly rent is 2k or so and they are paying me 4500. for turn key. with a 6 month minimum.. that keeps getting extended for this one property.. so if it goes 6 months then that's fine then i can pop down and use it when i want to .. did another one out in Indy same thing rents 900 they paid 2500 for 6 months and a big security deposit..

On the National test I would recommend focusing on general principles of agency, contracts, and practice of real estate as these make up the three largest parts of the test.On the Colorado State test, I would focus on requirements governing licensee activity, Colorado forms and contracts, and brokerage relationships as these make up the three largest parts of the test.

You will need it for court, complaints to the agency that oversees their lic in the state or county you live in and or court. 

That's certainly not the case should you go agency (Fannie and Freddie).

In the 1930’s, the mortgage industry got a huge assist from the feds — not from the tax deduction, but from agencies like the Federal Housing Administration, which insured 30-year loans, and, over time, the newly created Federal National Mortgage Association, or Fannie Mae.