What doesn't seem toget many mentions is the SECguidance that: "...a person seeking accredited investorstatus by passing the Series 65 exam would also need to be licensedas an investment adviser representative in her state...".I asked the largest investment verification platform about this aswell and the response seems to confirm that: "...the investormust have their license currently registered with a State to be ingood standing...".

The lender will need to open probate and have a personal Representative assigned. 

I have a variable annuity that represents 1/3 of my retirement assets.

I represent a lot of investors in this market, and am actively buying deals here as well. 

I've built up a decent amount of equity so I'm not starting from scratch, just want to make sure I’m increasing the amount of cash flow in my next transaction.I do have a real estate brokers license, however I’ve haven’t been able to use it because the industry I work in restricts me from representing another party in a real estate transaction.

There does not need to be another agent and they can still represent the seller.

A lot of the advice I've seen online for buying prefoclosure properties says you should get a real estate agent who specializes in that ... well I am a licensed agent and would like to represent myself in any deals, but I don't know anything about preforclosure!

The property manager and eviction service will have to help represent us with all the things we can charge them with

If I can represent one side or the other (OR BOTH!!!)

There are plenty of downsides to California, all of which have been beaten to death here on the forums, but it's nice to see a balanced perspective represented, too.