You are correct - if you want to earn a commission you have to have a license - and technically you are earning your broker a commission and then your broker pays you whatever the agreed upon rate between you and the broker.The concept of saving money on costs while acting as your own agent works, but it may not be as sweet as it sounds.  

If I give notice, I would have to do so at the start or before the October rent correct? 

Most of the counties in the Bay Area saw m-t-m decline in home prices in July.Y-t-y prices still up.Looks like a potential correction coming this winter.

Yeah I definitely don’t want to break any rules but that’s also what I’m hoping they know to advise me correctly

All of the responses above are correct.  

It is common to do what you want to do, but your lawyer is correct.

Correction, the lender said it happens approx. 5 times a year.   

Its well worth it,  and they also offer frequent training,   attorney-reviewed rental forms that are correct and legal for seattle, etc.,  as well as organized and effective local advocacy.   

Also, you're assuming that your ARV is correct, that you'll be able to make 30%, and your rehab estimate is correct.

When you do so, the investment property doesn't cashflow. is this correct?