Ethical dilemma if you have been communicating with a buyers agent.To sum things up, if you are a newer investor and want to limit risk use a agent you have formed a relationship with.

@Mike Rosback I hear that excuse as well of not wanting to be bound by the ethical rules of being a Realtor.  

I am still waiting for you to show me where the facts may be found, that only a registered and licensed broker can buy/sell/assign a property in an ethical manner. and provide "value".

This raises some ethical questions and in reality doesn't really resolve the "management and maintenance" component because since it's likely the "seller" is going to retain the property, do they really want to turn over responsibility to the tenant to take care of the asset?

I’ve found that either you are a person with ethics and a sense of integrity or not.

The profitability and value of these properties forces my hand to keep ethics of my business beyond question. 

I have two realtors in my family so I can get information really quickly on properties, I worked on my family’s rentals for about 5 or so years, I’m pretty good with Microsoft office, I found a five unit apartment in a desirable area originally to wholesale but I want to acquire it after analyzing it a little more, and I’m just a hungry young man willing to work I used to play football on the college level so I’m looking to bring my work ethic developed over the years to real estate investing.

Don't get me wrong, there are plenty of fair/ethical wholesalers.

Most perform wholesale transactions illegally so get educated on how to do it legally and ethically.

I'm more concerned about cash-flow and finding out what it means to be an "ethical" real-estate investor.3: That makes sense, continue to put 20-25% down and BRRR/MFH with OPM.