I brought up the idea of purchasing subject to his existing mortgage from the realtor who is representing him, but they asked how would we report that at the closing table.

That attorney can make sure your interests are represented and that you're getting the arrangement you really want.

I was contacted by an attorney who represents the bank who foreclosed on the property and he told me that they were anxious to fix the problem but it's been over a year now and the updates he gives me are still the same.

However, I strictly use my license for my own investing which is completely different from representing buyers and sellers.

First thing I noticed is the loan to value represented on the report.

Let them review the financials and show you what they represent if you are unfamiliar.

If the caller or open house visitor are not represented, you must close the deal to represent them otherwise you are working for free.

The person representing the banks bought all but 2 of the about 10 properties on the list.  

Listing agents represent sellers.

Also, let them know that they will be representing you on the buy-side, and they'll have a good shot at repping you when you go to sell (aka 2X commissions).