[PanchoVilla]

Here is my input as someone who is doing this.

You must have a flexible day job. If you can't leave for 1-2 hours when you need to to meet an inspector, or present an offer or something this will never work. So you need to be able do things like come in to work at 10 and then work late, or come in early and leave at 3pm, or take a 2 hour lunch from time to time.

You will probably not be able to handle more than two clients at the same time. If you have two clients, you will have ~0 freetime. You will be likely doing things for one or the other 5 nights a week and on both weekend days as well.

You will do far fewer transactions. You must be an extremely fast learner, and you have to have the right office situation. You will need escrow coordinator, and people you can run things by and ask lots of questions especially for the first several transactions. Several new situations come up on almost every transaction at the beginning.

I have gotten every single client from a personal referral. That is my focus, I have never done any paid advertising. Not even mailers. If you have a large local social network of people that know you and are comfortable with you level of knowledge that will be a big help.

This is not the best way to approach this business, FT is the way to go, but if you can find a place that is setup the right way then it might work. My inital plan was to do this PT for a year or so, but I think having seen the level of competition, I will likely continue PT for a couple years until my wife is more established, and we have a bit more money in the bank so I can potentially have lower income for up to 2 years. For me personally the license is useful in other ways too as I am getting started with my own RE investing as well.

Pancho