I am I responsible for this illegal activity or should the utility be investigating the seller for the situation? 

personally i like to search/investigate over the internet so any pointers would be much appreciated. 

While common, it can be a touchy area and really investigated before a Realtor goes there, IMO.As to a License requirement, Rich is correct, if I own 300 units, I can have a staff of employees, they don't need a RE license, but if one of them holds themself out to the public to manage properties owned by others, you need a license.

I'm investigating buying a note for a retail property in Columbus, Georgia.

That could be worth investigating if you didn't want to have to share your house with a stranger, while still in keeping with the house hacking strategy.

Investigate the state tenant.

I to investigated the Myrtle Beach/vacation/golf ownership as a rental investment.

I would like to investigate selling but acting as the bank.

But if you need some hand holding, investigate other options that offer monthly rates.

For quality of life, you probably want to limit your investigation to within a 20 minute commute of your workplace.