CPA, but I should disclose that I might be biased on this :) 

I might be able to assist(Feel free to send me a dm if you dont want to disclose this information publicly)

If it's not in writing, it's unlikely to be true.Even if true, the seller didn't disclose it, so their ethics are questionable.

As a dedicated and hell of an agent, I find this approach is weighing me down with excessive work.Even as an investor, I struggle to understand their strategy which wasn't disclosed until after the fact (signed rep agreement) three weeks in.

You have to disclose everything to the seller if you are planning to buy the property for yourself to flip or to wholesale the deal. 

Secondly, he again did not fully disclose everything and was pushing for the signature on the final closing documents, in them he has 2 seperate title agencies involved as well as a third party construction company listed as the policy holder for the insurance for the home, and the figures for sale are different from those on the sale agreement document that I did sign, with clauses included that state if the title is not free and clear that the buyer has the right to sue me for insurance purposes and to cover the silent second mortgage that I was only informed of because the title agency called me to say something was up after arranging the notary to come to me to sign the final documents (at which point I said no and had a copy of the closing documents emailed to me), and again the so called real estate agent negotiating the transaction is listed as the buyer (under the guise of being part of ushomebuyers.com, same as the agreement to sell). 

Most I know fully disclose what they’re doing, the risks to the homeowner as well as the benefits, and will actually tell the homeowner id\f they think the homeowner has a better option.  

For example, you need to disclose your status as a licensed agent. 4.

Additionally you have to be ok with not disclosing your true intentions as for the use of the information.

The standard to apply is quite simple: Did you accurately disclose the character of the down payment funds to the lender in the loan application?