I disclosed to my lender that the Wholesaler was making 5k so then it made me look like I was lying to my lender when the HUD clearly showed the Wholesaler was making 15 KI recently had another transaction where a Wholesaler renegotiated a lower price after the fact.I’m assuming that where the wholesalers have that ability to make that extra is that they are naming the price that the buyer is willing to pay and not necessarily naming the dollar amount that they are assigning their contract for so this gives them the leeway to keep trying to get a lower price from the original seller, even after the fact of going through the motions of transferring their rights to the property to a new buyer.

Having someone particular to investing is crucial and that does not necessarily need to be an agent, could just be someone who has experienced in the realm you want to operate in.In my wholesaling operation, I disclose that I'm an agent but make it abundantly clear that I am in no way operating as one because off-market is typically oriented to get away from agents for a few reasons, commissions being a large one. 

But they are the inexperienced passive investors, which is a blind leading the blind scenario—and then when/if something goes wrong these people sue, alleging you mislead them, didn’t disclose the risks, were not prepared to manage the complexities, and so on.  

The legally have to disclose that but it's in the fine print that people generally don't read.

Although, there are plenty of bad characters out there who act like they are investors and have no intent to buy, and don't disclose if they are even capable.

I'll disclose my budget & personal goals via 1:1 messages.

You need to disclose that you have a pool obviously but not sure there is separate or specific coverage for that, same with the dock.  

You still have to disclose your debts when applying for a primary or another investment property mortgage.

Was the property disclosed to you by seller as having paying tenant in place ?   

You just have to disclose you are selling your "equitable interest" in a property.