They either assume there is lead and asbestos and that provide some kind of disclosure when selling.  

Hi Sam,Here is a link to the Chicago Realtor Lease updated annually which includes mandatory disclosure documents.http://chicagorealtor.com/wp-content/uploads/2015/...Here is a link to the RLTOhttp://www.cityofchicago.org/dam/city/depts/dcd/ge...We provide management classes with CIC and I would be happy to suggest a local REIA so you can network locally on some of your questions.  

Have a space where they have to sign this disclosure - and verbally stress this section when they're signing.

Find out why seller is selling, ask for a rent roll, what repairs or updating of mechanicals and roof has been done, how long seller has owned the property, are there pets allowed, are taxes current, has there been any insurance claims where seller did not use money for the repairs, ask for sellers disclosure, are there separate water and electric meters, does rent include utilities or not, are there long term leases or month to month, does deposits transfer to new owner, if there is pets, is the deposit a fee or deposit.

If your inspector flags the roof and you want a roof guy to look at it, but the seller doesn't want to give you time to get a roof guy out there, you should assume they are being shady actors, that they are trying to hide something, and you should 100% walk in 100% of cases.If the inspection results come back clean and/or only revealing things you already knew about from the seller disclosures, great that is how it is supposed to play out and you've got an honest/forthright seller. 10 days is PLENTY of time, unless the seller is being shady or is ignorant of the home they are selling, which is THEIR fault.The California Assn of Realtors Residential Purchase Agreement, in whole, is a fair document IMO.

The interaction is very valuable.I feel that the “go see your CPA, tax preparer or Attorney” is implied, and I don’t think it is necessary to start each post with a full IRS circular 230 disclosure.

This happens both with full disclosure ("I want you to make a form for me that I can modify and use"), and without.  

Cynthia,  get with your broker to discuss the wholesaling process.There are additional disclosures and care you need to take as a professional when you wholesale/do "subject to" transactions, etc.

-disclosure: I am not a lawyer, nor am I offering legal advise.

You have to follow USPAP when it comes to disclosure and ethics with appraisal practice.