Legal Question in Real Estate Law in California

I'm not familiar with the term "buyers mandate" but it would be pretty confining, I'd think, to act as a commercial real-estate acquisition manager without doing things for which a broker's license is required. See, e.g., Business and Professions Code sections 10131 et seq.

If you are representing a party in a real estate transaction you must have a broker's license or an agent's license with a supervising broker, unless you are a regular employee of the buyer or seller acting within the scope of your job.