When licensee rates go up, average commissions go down.

The main thing you have to worry about is disclosing your licensee status to any sellers you work with.

The only ones that last without legal issues are licensees or people that buy and resell.

If you are not a CA BRE licensee, then you don't have a potential conflict of interest to protect.

You could try becoming a real estate licensee and affiliating with a brokerage firm that allows a broker to double end a net listing, and provided leads.  

However,if you're a licensee yourself and ask to split the commission, they are willing to do so.The disadvantage  of becoming a broker or an agent include the time and cost of attending classes, and the fact that ,by law, you will need to identify yourself as a licensee when you are trying to buy or sell property,  This usually is not a problem, but it can make some unsophisticated sellers wary of your professional investor.Finally, you might be restricted in the real estate forms you are permitted to use.

NON-AGENCY RELATIONSHIP: A principal with Buyer is a Department of Real Estate Licensee.

Licensees are considered professionals, if you have no license and no special education or experience you're likely in the non-professional category.

@Brie Schmidt Thanks for the link, but  it does say this  A real estate licensee shall not publish, circulate,distribute, or cause to be published, circulated, or distributed inany newspaper or periodical, or by mail, any matter pertaining toany activity for which a real estate license is required that doesnot contain a designation disclosing that he or she is performingacts for which a real estate license is required.A license is not required in wholesaling .

Coming from the perspective of being an investor and having been a licensee a few years ago, I can see why she will want something for her time since you have done NO business with her what so ever.