These are professionals with additional training and a stricter code of ethics.

My understanding is that the tax treatment is the same as if I were using that amount to buy a separate rental property.

you don't want to turn your primary and its take free equity into a rental .. the tax free sale of a primary is the number one best tax treatment in my mind.. if you want to move on sell it take your money tax free then go shopping for rentals or house hack or whatever.now if there has been no run up in value that creates a tax free situation vis a vi equity.. then probably does not matter

An appraiser is usually ethically bound to consider all new information and is restricted from ignoring it in the report.

Is there any way to switch from treatment plans to public utilities?

However, it's an ethical violation for reasons mentioned.

So how can you do it ethically and legally? 

You can certainly make money at it, but you'd better have sharp skills, a work ethic, and the ability to learn to love the word "no".  

I would say you have to have a great marketing strategy, work ethic, and most importantly, be able to provide a service to your buyers and your sellers. 

Look at the REALTOR code of ethics and see if your agent has violated any of those codes.