I've always seen a disclosure in rental lease by property management saying "This lease form has not been approved by the Colorado Real Estate Commission.

Thanks,but there is no financial benefit to the potential buyer when we compare  'with agent' vs 'with no agent',  also this law does not make sense in my opinion at least to the buyer, even in the case where a potential buyer goes with an agent - the signing of the documents(like seller's property disclosure & exclusive buyer agency/agent contract) even before touring the home does not make sense, the signing of the documents(like seller's property disclosure & exclusive buyer agency/agent contract(in this one , it is mentioned "Buyer will not enter into Buyer Agency Contract with another broker/licensee that begins before the Ending Date of this Contract.")) logically COULD ALSO BE done after touring the home and potential buyer decides to buy the home.

so junk fee's are not included in your apr.and you dont advertise your junk fees  you advertise your points.. and when ALL of your competition is at 1 to 3 points with no up front disclosure of junk fee's in their advertisements then thats how you get the phone to ring..

During disclosure we found out that while it is a 4BR the septic is only rated for a 3BR.

This post is not to explain the NAR 'changes' as to highlight transactional effects and considerations NO ONE has mentioned:Prior to the new rules (that effectively forbid the disclosure of buyer's broker's fees) one could readily assume that the listed sales price included compensation for both parties.

Disclosure: I'm an investor, not a realtor, I work in the creative finance area but not in the state you are in so I can't help though I might know investors who can. 

Consumer protection applies to owner occupied, RESPA applies to all residential properties as well as disclosures of the APR.

Yield Spread is when a lender gets compensated from the rate sometimes without disclosure to the client.

Thank you very much.Yes, the HELOC lender was fine being in 3rd position, and all of the necessary disclosures regarding the lien were made to them.Ultimately, the HELOC money will be used for home repairs, not for paying off credit cards.

So, you'd be responsible for all consumer protection and disclosure responsibilities as well as regulatory requirements for being licensed to do consumer loans in the state the property is in.