I source properties and conduct concrete deal analysis for my investor clients.

And how I conduct my business?

You must conduct 2 analysis with this strategy.  

The only reason to not get licensed is if you're planning on conducting shady business practices and don't want to be held accountable. 

Marketing your property and conducting a thorough screening will help to ensure you have leads and a new responsible tenant.

Nexus in this sense is different than "conducting intrastate business" as outlined in the code section provided by Broad.If you can get a written guarantee from Broad Financial that you do not have exposure to CA Franchise tax, and a pledge from them that they will cover any penalties that may occur if the CA Franchise Tax Board does come after you, then establishing a bank account with an out-of-state bank may work for you. 

The seller could be in breach of contract for conducting business without their realtor knowing.  

If you are buying on "contract" the City of Des Moines requires a third-party inspection from an approved vendor (seriously) and are potentially moving towards having city inspectors conduct the inspection (speculation).  

I am fortunate that she is just as passionate about investing as I am and we've begun conducting a long term investment strategy that will begin post marriage.

I'm learning and can't wait to conduct my first deal 🤗 All the BEST too you Wendy 💃