REALTORS: How to disclose to sellers for personal investments

[John Ringgold]

I am a long time REALTOR and am looking for my first investment property in a long while. When my marketing plan pulls in someone looking to sell for cash, how and when are you disclosing you are a REALTOR?  

I imagine if I market myself as an investor offering cash and no hassle and the opportunity isn't for me, I could then ask them if they'd like to list the property?  

Or are you giving every seller the option to sell to you for cash today or list it for maybe a better payout for them, but possibly more hassle in the future with lenders, repair items, etc.?

How are you REALTORS buying homes for your own financial gain while still maintaining the Code of Ethics?