All mtg.s, liens, liabilities and encumbrances remain with the property) what's more troublesome to me is the idea that someone, particularly a licensee, thinks they can simply "take" someone's property without buying it, and that if allowed, that would be a perfectly acceptable thing to do.  

Language in state laws varies, the law generally requires a licensee to disclose to the public, usually at the first opportunity when real estate is or becomes the subject of any meeting or contact.

You can also can add additional income to your investment business as a licensee. 

One other thing if you are a Realtor in GA and own investment property there are a lot more restrictions on the licensee to do property management so you may have to get a separate property management company or create a separate entity..don't know how that works but keep that in mind. 

So, are you suggesting that a judge will not be holing a licensee to a higher standard than an unlicensed party, that they won't apply their opinions in much the same manner as having a fiduciary relationship?

That is why you won't see many big-name brokerages allowing licensees to conduct for-fee property management activities.

And besides I am just finishing my licensee course.

@Jay Hinrichs I would normally agree, but too many states have too many different versions of rules relating to real estate licensees.  

You know, Realtors know cash buyers, investors too, they certainly sell to others known and can do it, probably much quicker than a non licensee as they often get expedited appraisals, title work and settlement scheduling that folks that do less business can't usually arrange.

IL - Agency Duties – A licensee has a duty to perform according to the terms of the agency or brokerage agreement and to promote the client’s best interests by: Seeking a transaction that meets the terms of the agency agreement or that is otherwise acceptable to the client;To present all offers to the client unless the client directs otherwise; andTo disclose material facts about the transaction that the agent actually knows and that are not confidential to the client.