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Real Estate Training Institute

Included in the one course price of $595

  1. Quick Start System

The Real Estate Training Institute’s Quick Start System allows students to access the school’s support site to get a head start on their classroom or livestream courses. Be ahead on day one.  This free school option gives access to over 3000 quiz questions and school material before you even begin your class journey.

  1. Books Included

The Real Estate Training Institute is a book publisher with over ten real estate course workbooks for Mississippi and Tennessee.  We have added $300 in course workbooks for the Mississippi real estate exam for free.  Two books are included.

  1. All Access Pass 

The School’s All Access Pass was requested by former students and Alumni.  As adults with busy schedules, it may be convenient for some students to attend class, livestream or go to the self-paced online course to complete their classroom hours. Now, you can mix and match days, nights, topics, chapters, instructors and even physical locations.

  1. Free Class Reviews

With the course, you are allowed to attend free reviews with your choices of methods, times, topics, instructors and locations.


Everyone, Everywhere with Blended Learning

The Real Estate Training Institute’s courses are the most comprehensive training courses available.  

The Real Estate Training Institute is approved for both online and classroom classes with an extended approval for livestream classes. The approvals are difficult to obtain and require additional monitoring of the learner’s progress.

We do not limit your method of learning. We understand that adults have busy schedules and are in situations unique to each person.

We offer three options for learning that can be mixed and matched depending on the student’s situation. 

Inclusive opportunity to learn is important to the Real Estate Training Institute. We strive to make our classes available to everyone, everywhere.

The Pre-Exam Salesperson’s License Course will prepare you for the Mississippi Real Estate License Exam.

The course covers the Mississippi Real Estate Commission’s mandatory topics to qualify for your license.

The ALL-Access Course Pass gives you access to the classroom, live streaming, a self-paced course online and over 3,000 questions and answers with explanations.

Take the course once and attend free reviews for extra assurance and confidence.

The instructors are Gold Star Designated Professionals from the National Real Estate Educators Association.

The school’s self-published textbooks are included in the one price.

This is a five-star-rated organization with courses to meet all your real estate educational needs for your entire career. Come join other successful real estate professionals.

Qualifications for a Salesperson's License

Be aged eighteen (18) years or older.

Be a bona fide resident of the State of Mississippi before filing the application.

Shall have completed a minimum of sixty (60) hours in courses in real estate.


Schedule a 60-hour class.

Download a salesperson’s application

  1. Complete the application (including pictures).
  2. Get the application notarized.
  3. Pass the school’s exit exam.
  4. Attach Real Estate Training Institute’s Course Completion Certificate to the application with a check for $120.
  5. Send the completed application, certificate, and check to the Mississippi Real Estate Commission.
  6. MREC will send a letter with a phone number and website where the exam can be scheduled. (You will be required to submit a copy of your fingerprints on the form supplied by MREC $50 fee)
  7. The testing company will require a credit card to charge $75 for both exams. (General Portion and Mississippi State-Specific Portion.)
  8. Pass the exam 70% on the General Portion and 75% on the State Specific Portion.
  9. Find a broker. Give the broker the MREC Broker information to complete.

Classroom Access

ZOOM Live Stream Access


I. Property ownership (Salesperson 8%; Broker 10%)

A. Real versus personal property; conveyances

B. Land characteristics and legal descriptions

Types of legal descriptions; Metes and bounds, Lot and block, a government survey

2. Measuring structures

3. Livable, rentable, and usable area

4. Land Measurement

5. Mineral, air, and water rights

C. Encumbrances and effects on property ownership

1. Liens

2. Easements and licenses

3. Encroachments

4. Other potential encumbrances of title

D. Types of ownership

1. Tenants in common

2. Joint tenancy

3. Common- interest ownership

a) Timeshares

b) Condominiums

c) Co-ops

4. Ownership in severalty/sole ownership

5. Life Estate ownership

6. Property ownership held in trust (BROKER ONLY)

II. Land use controls and regulations (Salesperson 5%; Broker 5%)

A. Government rights in land

1. Property taxes and special assessments

2. Eminent domain, condemnation, escheat

B. Government controls

1. Zoning and master plans

2. Building codes

3. Regulation of special land types

a) Flood zones

b) Wetlands

4. Regulation of environmental hazards

a) Types of hazards

b) Abatement and mitigation

c) Restrictions on contaminated property

C. Private controls

1. Deed conditions or restrictions

2. Covenants, conditions, and restrictions (CC&Rs)

3. Homeowners association regulations

III. Valuation and market analysis (Salesperson 7%; Broker 7%)

A. Appraisals

1. Purpose and use of appraisals for valuation

2. General steps in the appraisal process

3. Situations requiring an appraisal by a certified appraiser

B. Estimating Value

1. Effect of economic principles and property characteristics

2. Sales or market comparison approach

3. Cost approach

4. Income analysis approach

C. Competitive/Comparative Market Analysis

1. Selecting comparables

2. Adjusting comparables

IV. Financing (Salesperson 10%; Broker 8%)

A. Basic concepts and terminology

1. Points

2. LTV

3. PMI

4. Interest


6. Financing instruments (mortgage, promissory note, etc.)

B. Types of loans

1. Conventional loans

2. FHA Insured loans

3. VA guaranteed loans

4. USDA/rural loan programs

5. Amortized loans

6. Adjustable-rate mortgage loans

7. Bridge loans

8. Owner financing (installment and land contract/contract for deed)

C. Financing and lending

1. Lending process application through closing

2. Financing and credit laws and rules

a) Truth in lending


c) Equal Credit Opportunity

d) CFPB/TRID rules on financing and risky loan features

3. Underwriting

a) Debt ratios

b) Credit scoring

c) Credit history

V. General principles of agency (Salesperson 13%; Broker 11%)

A. Agency and non-agency relationships

1. Types of agents and agencies

2. Other brokerage relationships (non-agents)

a) Transactional

b) Facilitators

B. Agent’s duties to clients

1. Fiduciary responsibilities

2. Traditional agency duties (COALD)

3. Powers of attorney and other delegation of authority

C. Creation of agency and non-agency agreements; disclosure of conflict of interest

1. Agency and agency agreements

a) Key elements of different types of listing contracts

b) Key elements of buyer brokerage/tenant representation contracts

2. Disclosure when acting as principal or other conflicts of interest

D. Responsibilities of an agent to customers and third parties, including disclosure, honesty, integrity, accounting for money

E. Termination of agency

1. Expiration

2. Completion/performance

3. Termination by force of law

4. Destruction of property/death of principal

5. Mutual agreement

VI. Property disclosures (Salesperson 6%; Broker 7%)

A. Property condition

1. Property condition that may warrant inspections and surveys

2. Proposed uses or changes in uses that should trigger inquiry about public or private land use controls

B. Environmental issues requiring disclosure

C. Government disclosure requirements (LEAD)

D. Material facts and defect disclosure

VII. Contracts (Salesperson 17%; Broker 18%)

A. General knowledge of contract law

1. Requirements for validity

2. Factors affecting the enforceability of contracts

3. Void, voidable, unenforceable contracts

4. Rights and obligations of parties to a contract

5. Executory and executed contracts

6. Notice, delivery and acceptance of contracts

7. Breach of contract and remedies for breach

8. Termination, rescission, and cancellation of contracts

9. Electronic signature and paperless transactions

10. Bilateral vs. unilateral contracts (option agreements)

B. Contract Clauses, including amendments and addenda

C. Offers/purchase agreements

1. General requirements

2. When an offer becomes binding

3. Contingencies

4. Time is of the essence

D. Counteroffers/multiple offers

1. Counteroffers

2. Multiple offers

VIII. Leasing and Property Management (Salesperson 3%; Broker 5%)

A. Basic concepts/duties of property management

B. Lease Agreements

1. Types of leases, e.g., percentage, gross, net, ground

2. Key elements and provisions of lease agreements

C. Landlord and tenant rights and obligations

D. Property manager’s fiduciary responsibilities

E. ADA and Fair Housing compliance in property management

F. Setting rents and lease rates (BROKER ONLY)

IX. Transfer of Title (Salesperson 8%; Broker 7%)

A. Title Insurance

1. What is insured against

2. Title searches, title abstracts, chain of title

3. Marketable vs insurable title

4. Potential title problems and resolution

5. Cloud on the title, suit to quiet title (BROKER ONLY)

B. Deeds 1. Purpose of the deed, when title passes

2. Types of deeds and when used

3. Essential elements of deeds

4. Importance of recording

C. Escrow or closing; tax aspects of transferring title to real property

1. Responsibilities of escrow agent

2. Prorated items

3. Closing statements/TRID disclosures

4. Estimating closing costs

5. Property and income taxes

D. Special processes

1. Foreclosure

2. Short sale

E. Warranties

1. Purpose of home or construction warranty programs

2. Scope of home or construction warranty programs

X. Practice of real estate (Salesperson 13%; Broker 14%)

A. Trust/escrow accounts

1. Purpose and definition of trust accounts, including monies held in trust, accounts

2. Responsibility for trust monies, including commingling/conversion

B. Federal fair housing laws and the ADA

1. Protected classes

2. Prohibited conduct (red-lining, blockbusting, steering)

3. Americans with Disabilities (ADA)

4. Exemptions

C. Advertising and technology

1. Advertising practices a) Truth in advertising

b) Fair housing issues in advertising

2. Use of technology

a) Requirements for confidential information

b) Do-Not-Call List

D. Licensee and responsibilities

1. Employee

2. Independent Contractor

3. Due diligence for real estate transactions

4. Supervisory responsibilities (BROKER ONLY)

a) Licensees b) Unlicensed personnel

E. Antitrust laws

1. Antitrust laws and purpose 2. Antitrust violations in real estate

XI. Real estate calculations (Salesperson 10%; Broker 8%)

A. Basic math concepts

1. Loan-to-value ratios

2. Discount points

3. Equity

4. Down payment/amount to be financed

B. Calculations for transactions

1. Property tax calculations

2. Prorations

3. Commission and commission splits

4. Seller’s proceeds of sale

5. Buyer funds needed at closing

6. Transfer fee/conveyance tax/revenue stamps

7. PITI (Principal, Interest, Taxes and Insurance) payments

C. Calculations for valuation, rate of return (BROKER ONLY)

1. Net operating income

2. Depreciation

3. Capitalization rate

4. Gross Rent and gross income multipliers



Powers and Duties of the Real Estate Commission (Salesperson 4 Items, Broker 4 Items)

1. Hearings, including subpoena power

2. Purpose and jurisdiction

3. Violations

4. Penalties MREC can impose

Licensing Requirements and License Maintenance (Salesperson 4 Items, Broker 4 Items)

1. General licensing requirements

2. Continuing and Post-licensing ed req

3. E & O insurance

4. Disqualifying issues

5. Activities Requiring License (incl. timeshares, auctions, prop mgmnt)

6. Exemptions from licensure

7. Inactive license

8. Rules about receiving and Sharing Commissions.

Property Condition Disclosures (Salesperson 4 Items, Broker 6 Items)

1. Disclosure form (delivery, who completes)

2. Stigmatizing factors

3. Licensee responsibility to advise client, ensure completeness

4. Exemptions from Disclosure – no exemption for new construction

5. Disclosure form is not part of contract (see form) but is attached to listing

6. Material changes allow buyer to void contract

Agency Disclosure and Duties to Parties (Salesperson 8 Items, Broker 8 Items)

1. Dual Agency Disclosure

2. Working with a Real Estate Broker

3. Disclosure of licensed status if a principal

4. Timing of disclosure, Rules about parties to whom disclosure must be made

5. Buyer may withdraw from Buyer-Broker agreement w 15 days’ notice

6. General Duties to all Parties

Out-of-State Brokers and Developers (Salesperson 4 Items, Broker 3 Items)

1. Cooperative agreements

2. Reciprocal licenses Trust Accounts (Salesperson 4 Items, Broker 3 Items)

1. Handling of earnest money

2. General acctg practices; no commingling

3. The broker is account holder; Salesperson may not establish prop mgt escrow acct independent of the broker

4. Disbursement issues (interpleader) Broker Responsibilities, Including

Supervision of Sales Associates (Salesperson 6 Items, Broker 5 Items)

1. Supervision of associated licensees

2. Inform MREC of change in associate status/termination

3. Responsibility for acts of associates

4. License display; place of business

5. Broker Price Opinion

6. Associates’ Compensation

Records and Documents (Salesperson 3 Items, Broker 4 Items)

1. Length of time to keep (Routine, if litigation)

2. Records that are included in this requirement

3. Disposition of records after close of a business

4. Electronic records OK

Advertising/Marketing/Internet (Salesperson 3 Items, Broker 3 Items)

1. Social media and the internet are advertising (part of “ALL advertising”)

2. Must advertise in broker’s name

3. The broker must permit/approve advertising

4. Private controls