[malandrew]

You won't see 90% of the pain points above without one. However, with the list above and access to real agents, you can probably work your way through being aware of and understanding many of the pain point.

If you really want to understand how an agent works, focus on their calendar. 90% of their work involves coordinating many activities for a listing. You can also try to get ahold of sample files for east listing that brokers will keep (they are legally required to keep them for 7 years in NC. I expect a similar requirement elsewhere).

In short, no you don't need to get a license, but you need to be a Sherlock and know what questions to ask to gather all the evidence you need.