(smile)  I am in the midst of obtaining my RE License, however I need a financial foundation to relocate and live on prior to accepting commission-only positions. 

Your broker will need some kind of productivity from you & they'll also stiff you on your commission splits at first.

I want something certainIf people know up front they're going to lose their earnest money and they have twelve-months to get on the job of getting financingHave a mortgage broker prequalify the buyer before they move in increases the chances of them getting the mortgageYou can get more money by doing lease purchase as a seller without the risk of dealing with owner financing and getting an attorney to forecloseI think if your buyers agents would work with self-employed people that have large down payments meaning more than 3% for FHA and help them build a credit rating, they would have a good portion of their business doing well; they may even be able to get the commission upfront and wait for the lease purchase to finishAs sellers we all want top price and net the most amount of money, and It generally costs 10% to sell with real estate commissions, closing costs, and sellers' concessionsIf you help somebody buy the property, you can net more money using lease purchase

Otherwise, the tenant agreed to stay for the remainder of the term.I contracted with an agent to find a new tenant, which happened in time for a move-out with three months left in the rent.My position would be that the tenant is responsible for re-letting fees (agent commission).

It is not "wrong" to work with an agent as long as the agent is looking out for your interest rather than only being concerned with a commission.

Also, the title company and/or your agent will not give you any legal advice plus they work on commission and wont get paid unless you close.  

Commission splits are not the only measuring stick.

FSBO typically want to save on the agent commissions. 

If you can sell it for $165k net and buy another one that doesn't need the improvements then that'd make sense to do, assuming you can do that with the costs involved (commissions, closing costs) which is doubtful.You made an error on your valuation so over paid for the property. 

I'm about to get my real estate license finished soon and I was wondering if I'm allowed to get an office if I still split commissions with my broker.