Not a big operation like some of the guys on the podcast but also not bad for a $10k initial investment if you can just be patient.

Not really to discuss details, but more to get their satisfaction rate.

Also, be very patient in making purchases. 

Or maybe i just need to be more patient. :)

I hope to look back in 10 years with the same satisfaction as you do.  

Be patient and always remember to enjoy the journey!  

If you are a patient it is hard to break the patient provider relationship.

Give this Realtor Mag  article a read What Unlicensed Assistants Can Do in Your State it breaks down the specifics for every state, California included.Here is what unlicensed assistants can & can not do in my home state of Ohio.DOS AND DON’TS FOR UNLICENSED PERSONAL ASSISTANTSDO: Call people to schedule appointments.Call the owners of properties listed by the brokerage to schedule showings, closings, or inspections.Prepare market value analysis forms.Compile listing packages.Prepare listing presentations.Write and place advertisements.Take and develop photographs of properties.Address and mail open-house invitations and thank you notes to open-house attendees.Deliver documents such as offers and counter-offers.Coordinate direct mail campaigns.Create flyers and brochures.Maintain mailing lists.Monitor closing details.Coordinate closings.Communicate with sellers and buyers regarding delivery or pick-up of keys.Process sales.Enter listings on office “listing board”.Mail copies of ads to sellers.Install and maintain “For Sale”, “Open House”, and “Sold” signs (after satisfaction of contingencies).Coordinate sending of gifts, flowers, etc.Order legal description and plot plan.Prepare open house materials and prepare and mail highlight sheets as needed.Submit earnest money to secretary.Assemble For Sale By Owner and expired leads for follow up by REALTOR.Mail expired and For Sale By Owner letters.Assist with organization of agent tour.If and when property is vacated, periodically inspect and oversee maintenance and care.Install and remove lock boxes.Input listings into Multiple Listing Service and handle Multiple Listing Service changes.Map properties for showing to buyers.Inform seller or buyer of title transfer and deliver or pick up keys.Communicate with escrow officer/branch escrow secretary to keep up to date on all activities during the escrow period.Gather the names, addresses, and phone numbers of all parties to the transaction, including sellers, buyers, REALTORS, loan officer, title company, etc.Keep calendar of all important dates, i.e., loan application, loan approval, inspections, satisfaction of contingencies, title transfer, etc.Attend sales meetings at request of REALTORS.Process incoming and outgoing referrals as deemed correct by the company.Special events promotion, organization, and implementation.Handle bank and trust deliveries.Handle all transaction record-keeping in an organized, complete, and clear manner.Search legal and/or city/county records.Compile information and keep records for income tax preparation.DON’T: Make representations about the services offered by the real estate brokerage.Interpret documents or answer questions concerning documents.Ask, answer, or discuss questions concerning asking price, address, number of bedrooms, or other qualities of a property.Ask owners questions as to their housing needs in order to determine their interest in listing their property.Gather information on an owner’s house or a home an owner may be looking for.Provide information to the owner on properties listed.Request the names of others interested in buying or selling a property.Direct or assist in the procuring of a prospect which is calculated to result in the sale, lease, or exchange of real estate.Here is another example.

With outstanding Liens, a title company will not file a Grant Deed until the liens are cleared.A mortgage is always tied to the Deed to which it pertains.When a Mortgage is payed off, there's a Reconveyance filed to show the satisfaction of the debt. 

Since she is a dual agent, maybe try an appointment with her managing broker, bring a letter in writing and be prepared to discuss that you felt you were pressured into making the offer with the high earnest money deposit and no contingencies (especially if that was the agent's idea and not yours) and that you feel the agent should have pointed out the high-power wires so close to the property (although since they are right there, you probably should have noticed them yourself so not the best excuse), that apparently there were many offers so the seller should not have much trouble selling to someone else quickly and that you want the contract released with your full deposit back due to feeling like you were not represented to your satisfaction and didn't really understand that she was not representing your interests.