I spoke with Forrest Barbee, Broker, Berkshire Hathaway Homes Services Nevada, and he believes “the top of the old 2012 version [Rev. 03/12/2012] of Form 546A is what caused the confusion.” Forrest, opined “the more recent Form 546A [Rev. 05/9/2018] wisely removed the property management permit language.”
The 03/12/2012 Form 546A reads at the top:
AFFIDAVIT IN LIEU OF FORM 546
FOR BROKERS HOLDING A PROPERTY MANAGEMENT PERMIT BUT NOT MANAGING PROPERTIES
The current 05/09/2018 Form 546A removed the property management permit language
Note: EVERY BROKER MUST COMPLETE EITHER FORM 546 OR FORM 546A and submit it to the NRED annually. The appropriate time to submit the Form would be during the anniversary month corresponding to the broker’s license expiration.
For example: If the broker’s license expires November 30th, 2020, then the appropriate 2019 annual form would be submitted during the month of November 2019. Remember! It’s not the calendar year or the fiscal year. It’s the month in which the broker’s license expires!
For a further explanation read: “Is a broker required to submit an annual Nevada Real Estate Division Form 546A even if the broker does not provide property management services AND does not maintain a property management permit?“