New buyer, questions about wholesaler agreements with buyers

[Kelly Byrd]

I'm a new investor about to close on my first property. It's out of state and as part of looking for my next deal, I've begun talking to a few different people local to the area to find wholesale deals in addition to my RE agent. 

One concern I have run across is that people are nervous about me going around them directly to the seller. I totally understand this concern, I will not go around anyone, it's just the wrong thing to do, but since I'm new, I haven't built a reputation yet or a relationship with these specific people. 

How do wholesalers typically handle this with new buyers? Is there a buyer's agreement or similar?  I've heard the term "non-circumvent" agreement, is this done per property or for a set period of time?