The Agency is well aware that unlicensed “wholesalers” are rampant in our jurisdiction.

Check with legal aid or some other knowledgeable state consumer agency.  

Hi @James Seed, one point of clarification is conventional loans and government-backed loans are two separate options.Yes, if you are moving and you do intend to have the duplex/triplex be your primary place of residence, you will qualify for both conventional financing and government-agency (FHA, VA).  

I called the previous insurance company which is an independent agency and they haven't found a policy yet.

Also, in a mainstream asset class like value-added multifamily, I see no reason to take a risk on a sponsor that doesn't have full real estate cycle experience and didn't lose money.

@Maxim Kaflovich you would still need to hire a real estate attorney to represent you, so why not do dual agency? 

You just pay them 3 percent of the sale price just to fill in a mostly standardize contract, that could be procured for nothing at a title agency or else where.  

Hey Team Bakersfield, I'm buying FSBO home from a friend who is an extremely low risk seller and its been challenging finding an agency who will execute a transaction without forking an extra $2k on an owner title policy.

For example, in WA state an agent can represent both buyer and seller in a transaction (dual agency), but both parties need to acknowledge in writing that they know this is happening and are OK with it beforehand.The agent then owes the duties outlined in WA's Law of Real Estate Agency to both parties equally. 

If you want to do your own thing (very difficult for new agents who want to get business) you can look at high split agencies, but they don't have the same level of training and management usually, but there are exceptions to both rules.I've worked for Keller Williams (70-30 split when I started, but newer agents can start 60-40), Berkshire Hathaway (70-30 negotiated, new agents start 50-50), Sotheby's (I was on a 90-10 because I had a team of 15 under me), and eXp, which I like the most, because they give me the most freedom (80-20 split and a low cap).If you are new and want to learn and network and get opportunities for mentorship, the bigger box brokerages are better starting points in my opinion, but you will pay for it.