Some possible things to consider Mike Dymski before trying to discredit another human being.What I am hearing is that I need to be more stealth in my approach, so it sounds like I need to be more of a private investigator!

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. 

You will have to investigate various marketing options out there (i don't endorse and recommend any and will not do so until I have a year worth of data to analyze and share any opinion on it).Keep in mind that Marketing Costs are just part of your overall costs, it doesn't include time spend calling, texting, following up, talking to sellers/buyers, closing the deal and etc.

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.