“Does that mean that if you have a license you need to have a broker to submit an offer on your own behalf?”
No you can make the offer unrepresented. You can do this whether you have a license or not. If you have a license you must disclose that fact regardless of whether you are in the employ of a broker or not.
“Or is the broker only needed when you start to represent third parties?”
A broker is always needed if there is representation involved. Some brokerages will not allow agents to represent themselves due to liability issues. Thus many times different agents at the same brokerage will represent each others homes. It is all up to the broker.
If you are licensed and under the employ of a broker then it will be up to the broker to determine if they will let you represent yourself OR simply buy the home unrepresented.
“It’s always been my understanding that you can submit an offer even without a license or a broker for yourself. Does this change if you get the license?”
Again yes you can do this. You can be unrepresented and if you have a license you need to disclose this. It will be up to the listing agents broker to determine if they will work with you. Sometimes they do not because they incur much more liability when the party on the “other side” is not represented.
“And just how much are those fees?”
Call SDAR (San Diego Association of Realtors) and they can give you the costs for membership and MLS access. Your broker will need to be a member as well in order for you to receive access.
“You would only need E/O insurance if you were representing others wouldn’t you? (am I correct or wrong about that) ”
If you are unrepresented you do not need E/O insurance. If you screw up the paperwork it is your fault but this is another reason why brokers shy away from working transactions where the other party is not represented. Not all do… some do.
*******
Basically for what you are undertaking IMO it doesnt sound like getting the formal license and hanging it with a broker is necessary. Now taking the classes is another thing. You will find them interesting and useful and you will learn things you did not know. I would highly encourage it. Alternately if you think that doing the classes will help you to learn the transaction process from start to finish, and will help you understand REOs, short sales, and the various steps through the process, I am not so sure of that. It is kinda like craps. You can read every book in the world, and take classes at every casino but you dont learn the game until you put your money behind the pass line (or don’t pass) and start to play. To me it sounds like your end goal is to simply save money. There are plenty of resources for you to do this, redfin, trulia, help u sell, zip, houserebate, and other small independents that offer commission rebates. Call and do legwork. Again, you can simply do it yourself (no representation) and hire an attorney to make sure all the t’s are crossed and i’s are dotted as well. You will find that fee is not to bad and may be a couple thousand bucks.
There are alot of alternatives out there but taking the classes is kind of fun if you have a little extra time.
