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I am a licensed real estate agent that is still active in the state of Missouri, but not currently working in real estate. My license is being held by a broker, but I am not actively working at the moment. My mom wants to sell some property that she has which the houses on them are in terrible shape. She is not expecting a huge return on the property and is just planning on selling without use of a real estate agent. How much help am I legally allowed to give her if I am no expecting a commission at all? Can I answer questions about the process and the property to potential buyers?

We just want her to advertise for sale by owner. The properties are in terrible condition and she is pretty sure a real estate agent would not want to sell it as is. She is not expecting huge returns, she just wants rid of the property. So no pushing for her to work with a real estate agent (even me, since it would be too much trouble for me to get back into the game since I am going back to school).
I would appreciate it if people who actually knew the laws and were not just guessing would answer. I would like serious answers only please.
I have no problem disclosing I am an agent actually. Would that be enough as long s I did not get invovled in legal issues and only answered questions?

I really cannot talk to my broker about it and that is a long story. Nothing illegal, it is just that I really do not work for him, he is literally just holding my license for me since my previous broker could not just hold it and not make me pay fees.

I want to know that how realtor(real estate agent) react or quote some sentence or behave to buyer when a buyer ask to show them a fsbo (for sale by owner) property?

I am under the impression that earnest money is to be presented when I sign a sales contract which shows I am committed. It does not make sense to me that I would have to give someone an earnest deposit to make a verbal offer in a bidding war with other people and have them do the same. I had a real estate agent today ask me for an earnest money deposit to even make a verbal offer. He also told me that two other people had given him 00.00 each just to make an offer. Is this common practice, ethical or even legal?