I have a client that would like to invest in one of our commercial multifamily properties. 

I quote clients zoning changes in City of Dallas around $6-15k for the process and several months.

The # of Realtors in your area is probably high, and although the courses and tests to get started are not that tough ( in Texas), like I said there are plenty of Realtors looking to pick up clients.  

A good realtor helps a new investor client with deals and educate them on it.2.

I used to fill out the contract myself (for my clients) and submit away.

*This post does not create an attorney-client or CPA-Client relationship.

The biggest flaw is there is a steep learning curve and a lot of the functionality is built for communicating with clients (homeowners), which isn't really applicable for flipping houses.FlipperForce/RealeFlow/FreedomSoft/Fixters - These are real estate specific softwares with varying levels of project management features & functionalityMicrosoft Office / G-Suite

If I don't do any transaction (b/c I cant win any clients ) after I get my license, can I deduct my 1.5-2k dues as QBD tax loss ?

When in doubt, pretend your customer/client/business partner is your grandmother and this deal involves her last nickel, what would you do then?

Don't get me wrong, i know about real estate and the process of a buy and sell agreement on the retail side of the industry while working with realtors and clients all day every day (literally) but i am now making the decision to make the move on this side of the industry that I've been wanting to do since listening to Lance Wakefield's episode #236 which lit a fire in me.