Yes, you have to hang your license with an institution because it pragmatically isn't economical to run your own independent shop these days.You're still often brokering or correspondent lending, though, if you work for a mortgage bank or mortgage company (eg, not a "bank" bank, where you can have a checking account).

Although I will continue to research on it and follow the accounts provided in this thread.

There are several skip tracing companies to use that can do this for you.

Now you do want the company to have key person insurance policy in case that person does get hit by the bus. - Lends at conservative LTVs, stage-gates release of funds based on project milestones.Again, you want double digit returns with no risk???

We've thought about subbing out to a proper "property management" company but we really don't need help collecting rent or expenses (this is all done electronically online) or even finding new Tenants on the odd occasion when we have an Apt turnover (we use Brokers for that) ...

In actuality the lender won’t lend because title companies won’t offer title insurance until the 2 year period expires.  

I run an independent real estate brokerage and property management company.

There are two companies and split about 60/40 across them.1) My dad has been using his HELOC but it's a bit of a mess on accounting, so I'd like to get away from that. 

@Johnny Wolff how does your company confirm that local zoning ordinances allow boarding houses?

There are several skip tracing companies.