I do advertise it because it is a major benefit to some LP’s, but I’m not sure how someone can ethically say what your describing with a straight face.

The success of the property is hinged upon the manager's honesty, negotiation skills, work ethic, and ability to look like Jean Claude Van Damme.

Ethical behavior and business practices are important as well. 

If that's the case, the way you're asking about doing it would be considered by some as "ethical wholesaling."

Then pick a niche clientele like investors, First time home buyers, veterans, upsizers, downsizers, distressed sellers, inherited property, or a specific language or ethicity and focus your marketing $ on that.

Then pick a niche clientele like investors, First time home buyers, veterans, upsizers, downsizers, distressed sellers, inherited property, or a specific language or ethicity. 

Is it ethical to ask 2 banks to do the underwriting and then just use one of them?

If you elect not to use your own realtor, or have your own representation as a buyers representative, then remember - the seller's agent represents what is in the best interest of the seller; they have a duty to you to be honest and ethical, but the fiduciary duty is to the seller.Since the seller pays the commission, there is absolutely no reason not to use a realtor; you can still hire a real estate attorney, but in terms of having more negotiating power, it won't be an advantage that I can see in your situation.Where are you from? 

We have to be ethical and disclose material facts.

I didn't want to just put some random person in a bad situation (both for ethical reasons and for liability).