I have my license and I have not represented a customer in a sale of a property in years.

The market approach is the best indicator of sale prices and market value than the income approach and replacement value with depreciation.You'll find in the appraisal that all three approaches are taken and the best is selected that best represent the current market.

In order to represent 3rd party in a transaction you most certainly need a license.

Rezoning is costly but may be worth it to have a product (house) that is in demand but under-represented in your marketplace.

Shouldn't they represent sellers (even if it's the bank) and try to get the highest offer.

You want to "cut down on the crap" as we say in the business to get down to people who can do deals.As a property owner you should be represented to the fullest but also there has to be a balance between broker/agent and the owner of expectations and time constraints.

However; in California you are not allowed to do anything for which a real estate license is required, that can be giving prices, talking any kind of terms on financing, etc.If Texas is the same way, and you were speaking as a potential buyer, I don't see the harm.If on the other hand, you are telling a potential buyer about a property you don't own and are not a legal representative in some way, you would in fact be acting as an agent, which in California would be illegal.

Since I'm a licensed broker, I want to represent myself as a buyer and use the commission for necessary upgrades.

Put those numbers up here and I'll tell you what I would pay for the place.TaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and OpsInsuranceMgmt Fee - as a % (general consensus here on BP is 10%. include it even if you think you are going to self manage)Vacancy- as a %. 8% represents 1 vacant month/unit/year

If you post those numbers here, I'll tell you what I would pay for the property.TaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and OpsInsuranceMgmt Fee - as a % (general consensus here on BP is 10%. include it even if you think you are going to self manage)Vacancy- as a %. 8% represents 1 vacant month/unit/year