Welcome to MOSO Real Estate! This guide provides the official steps, requirements, and resources needed to practice real estate and/or originate mortgage loans as a 1099 Independent Contractor in California.
Section I
Understanding the DRE vs. DFPI License
| DRE-Endorsed MLO License | DFPI MLO License (CA LO License) | |
|---|---|---|
| Contract Status | Can work as 1099 (Independent Contractor) or W-2. | Must be W-2 (Employee status). |
| Licensing Status | Must hold a current, active California Real Estate License (Salesperson or Broker). | Separate license, not tied to a Real Estate License. |
| Pre-Licensing Education | No additional state-specific pre-education hours required. | Requires 2 hours of state-specific pre-education. |
| Processing Time | DRE will review your application within approximately 3 weeks from submission after coursework and exam. | Reviewed within 30–45 days from submission. |
Recommended: DFPI-licensed LOs should obtain a DRE license and move their loan origination endorsement to DRE to maintain 1099 Independent Contractor status.
Section II
Paths to Join MOSO Real Estate
Path A
You Do NOT Have a California DRE License Yet
Current DFPI LO seeking DRE License to keep 1099 status
1
Pre-Licensing Education
3 courses via OnlineEd, 30% off
2
Apply for Exam & License
Combination Application (RE 435)
3
Pass the Exam
70% or higher to pass
4
Broker Sponsorship
Approved by Loan Factory via eLicensing
5
Sign ICA & Onboard
Electronic Independent Contractor Agreement
Ends with access to the MOSO Transaction Page.See Path A steps in detail →
Path B
You Already Have a California DRE License
Newly licensed, inactive status, or currently with another DRE broker
1
Switch Brokerage Sponsorship
Affiliate with Loan Factory, Inc. #01771313
2
Switch MLO Endorsement
DFPI to DRE, via licensing@loanfactory.com
3
Sign ICA & Onboard
Electronic Independent Contractor Agreement
Ends with access to the MOSO Transaction Page.See Path B steps in detail →
Path A
Summary Steps — Path A
| # | Action Required | Details & Resources |
|---|---|---|
| 1 | Complete Pre-Licensing Education | Enroll in Real Estate Principles, Real Estate Practice, and Real Estate Finance. Use the OnlineEd Loan Factory Portal for a 30% discount: onlineed.com/index.php?ref=2911 (Promo code LOAN30 optional). |
| 2 | Apply for Exam & License | Submit a Combination Application (RE 435) via the DRE eLicensing System at secure.dre.ca.gov. Upload Course Completion Certificates and Live Scan (RE 237). |
| 3 | Pass the Exam | Schedule and take the CA DRE Salesperson Exam. Passing score: 70% or higher. License issues automatically after background check clears. |
| 4 | Obtain DRE Broker Sponsorship | Your license becomes active once Loan Factory approves your sponsorship via eLicensing. Verify at dre.ca.gov Public License Lookup. |
| 5 | Sign ICA & Complete Onboarding | Complete the electronic Independent Contractor Agreement (ICA). Access to the MOSO Transaction Page is granted immediately after signing. |
Detailed Step-by-Step Guide — Path A
Step 1
Prepare Required Documents
- Course Completion Certificates
- Live Scan Service Request (RE 237) — dre.ca.gov/files/pdf/forms/re237.pdf
- Name change documentation (if applicable)
- Reasonable Accommodations Request (RE 413) — if needed
Step 2
Create or Log In to Your DRE eLicensing Account
- Go to secure.dre.ca.gov/elicensing/
- Create a new account if you don’t already have one
- Log in and select "Salesperson Exam/License Application" from the menu
Step 3
Complete the Combination Application
- Choose "Salesperson Examination/License Application (RE 435)"
- Answer all questions accurately and upload required documents from Step 1
- You can save and return to the application if needed
Step 4
Certify and Pay the Fees
- Review all details carefully and certify your application
- Pay the exam + license application fee (see dre.ca.gov/Licensees/Fees.html)
- DRE will review and notify you once the application is accepted
Step 5
Schedule and Take the Exam
- After application is accepted, log in to eLicensing to choose your exam date and location
- Bring a valid photo ID on exam day
- Passing score: 70% or higher
Step 6
Receive Your License Faster (Combination App Benefit)
- Your license is issued automatically after: (1) you pass the exam, and (2) DRE clears your fingerprint background check
- No separate license application needed
Step 7
Broker Sponsorship
- Once you pass, your broker adds you via eLicensing
- Your license becomes active once Loan Factory’s sponsorship is approved
- Verify license status at dre.ca.gov Public License Lookup
Pre-License Education
OnlineEd Partnership
Loan Factory has officially partnered with OnlineEd, a state-approved education provider for California real estate licensing. All Loan Factory team members receive an exclusive 30% discount.
How to enroll
- Go to: onlineed.com/index.php?ref=2911 (discount auto-applied — promo code LOAN30 optional)
- Under "Choose Vocation," select Real Estate → Get a License → Select CA
Standard Package
$160.30 after 30% discount
All 3 required pre-licensing courses + practice tests + exam pass guarantee
Basic Package
$90.30 after 30% discount
Same coursework with fewer study tools — great for self-paced learners
Questions? Contact OnlineEd at (503) 670-9278, Mon–Fri 9am–5pm Pacific, or mail@onlineed.com.
Path B
Summary Steps — Path B
Newly licensed, inactive status, or currently with another DRE broker.
| # | Action Required | Details & Resources |
|---|---|---|
| 1 | Switch Brokerage Sponsorship | Submit your request via DRE eLicensing to affiliate with Loan Factory, Inc. DRE Broker License: #01771313. Broker of Record: Thuan Nguyen. |
| 2 | Switch MLO Endorsement (DFPI to DRE) | Notify licensing@loanfactory.com immediately. Licensing will end your DFPI sponsorship and submit DRE sponsorship through NMLS. Then log into DRE eLicensing, search for Loan Factory, Inc. (#01771313), and submit your certification request. |
| 3 | Sign ICA & Complete Onboarding | Complete the electronic Independent Contractor Agreement (ICA). Access to the MOSO Transaction Page is granted immediately after signing. |
Section III
How to Originate Loans with Your California DRE License
You will need to obtain a DRE-endorsement through NMLS. Follow these steps to apply for a New Individual MLO License Endorsement:
01
Create an account in NMLS to obtain a NMLS unique ID number
02
Successfully complete the National SAFE Test with Uniform State Content
03
Satisfy the 20 hours of pre-licensure education requirement
04
Submit the Individual (MU4) form along with the proper fees electronically through NMLS
05
Submit fingerprints to NMLS during the MLO license endorsement application process
06
Submit authorization for NMLS to obtain a credit report
07
Grant access to the affiliating company for an approved (active) MLO license endorsement
- The company must also request sponsorship. If no sponsorship is submitted, the endorsement will be issued in “Approved-Inactive” status.
Note: Even if you switch your DRE license to be affiliated with Loan Factory through eLicensing, you CANNOT originate loans under the DRE license until you complete the NMLS sponsorship steps. There are 2 parts to link: eLicensing AND NMLS.
Who to contact
Get help
Licensing
Onboarding
Broker / Scott