I would suggest a local attorney well versed in your state's interpretation of 'bird dogging' (or 'finder's' compensation) and 'wholesaling' (routinely called unlicensed principal 'brokering' by some).

Go to www.myfloridalicense.com and click on "unlicensed activity".

Is it possible that you are acting as an unlicensed real estate broker and you have no idea what you are doing?

@jonkeeney okay I am actually trying to become a realtor's unlicensed assistant now, so hopefully they'll let me become one, so I can have access to the MLS. 

The type of contractor you have (licensed/unlicensed, two man team with subs or full crew) will make a big difference in your overall price. 

Marketing the property for sale prior to owning it would be acting as an unlicensed broker. 4735.01 Real estate broker definitions.As used in thischapter:(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following: (1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate; (2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate; (3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate; (4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;   

The nice part about it, if you're a borrower who discovers the loan you took was unlicensed, is that the maker becomes liable for repayment of the entire amount paid into the loan (principal and interest), in addition to the possible loss of the collateral interest in the property.The question to ask yourself, whenever someone says "you can probably get away with it if you limit the number of transactions you do" is... what are your morals?

Things here in CA are very expensive; in essence, you can remain unlicensed in CA but be licensed elsewhere and operate in multiple states. 

Wholesaling is frowned upon by LREC, but if it is done correctly you have nothing to be concerned with.You can read the actual law here:  http://www.lrec.state.la.us/pages/license-law-upda...Here is a link to a newsletter from LREC regarding the subject:  http://www.lrec.state.la.us/files/March2015.pdfThe part of the newsletter related to wholesaling is as follows:"According to Louisiana license law, real estate activity that requires licensure is defined as any activity relating to any portion of a real estate transaction performed for another by any person, for a fee commission or with the expectation to receive valuable consideration for services.The LREC has recently received numerous inquiries regarding unlicensed real estate activity.

Forget the LLC and get the license, you can run your own deals through your broker usually at a less brokerage fee and you may have some errors and omissions coverage that unlicensed investors won't have.