I'll be talking to another lender tomorrow and there's no problem with transparency/disclosure.

something about being completely transparent with the seller.  

Gain your clients trust by being transparent and honest and they'll follow you all the way to the closing table.

Things get illegal when you are not transparent.

For transparency the few deals I've seen, including the one I managed to close, had a CoC return in LOW single digits.

I think the most important element of  being a wholesaler regardless of whether or not you are an agent is to be transparent.

Why did you think investing in Mexico was a better idea than investing in the US where our laws and courts are (somewhat) transparent?

It's actually ANCIENT technology where an image, "shot over black" (no background) and projected on a nearly transparent screen appears to be floating in space in 3-d.

And because you gave a real EMD and were transparent with the seller in the beginning, you are able to sleep at night :)

As far as wholesaling, I have found many people on BP who are successful, partly for being transparent with the sellers, and helping them figure out if this is the right option for them, and if not, being completely honest with them in letting them know their situation calls for other exits, maybe the seller is better off with a realtor.