Is "bird dogging" legal in NJ?
Investor want me to find deals for properties for a fee.
B. B. is absolutely correct. I would strongly advise that you do not participate in this type of activity.
The issue is whether you are practicing real estate without a valid license. In most states there are certain licensening requirements that you are obligated to comply with in order to sell, lease, offer to sell or lease or broker property. It sounds like you are acting as a real estate agent without complying with the state laws relating to listing agreements and so forth. However, if you are simply out there looking for properties as if you are part of the team of investors, then there is nothing wrong with what you are going. If you are not representing to the owners that you are a agent of the investors, then you should be ok.
You can't do this. N.J.S.A. 45:15-3 defines a real estate broker, including someone who "solicits for prospective purchasers or assists ... in the procuring of prospects [for] any transaction which does or is contemplated to result in the sale, exchange, leasing, renting or auctioning of any real estate" in return for any sort of compensation. I'd think that also would include if you do this in return for "a piece of the action" to technically make you part of the investment group.
There's some history that makes the business of a realtor have a little extra visibility in the New Jersey courts, sometimes. Trying to evade a law is never a good idea; trying to evade this one might be a particularly bad idea.