@Shane Alexander even if selling as-is, seller and listing agent are required to disclose any known material defects, at least in the states where I have purchased property.

I am disclosing that I do have a California Department of Real Estate License with a MLO Endorsement.

But to @Scott E. point, yes it can be a conflict of interest for employment, and you must disclose it to each employer, and they must allow it. 

The property is in decent shape so not much rehab to be done, it is off market for personal reasons that I cannot disclose but makes perfect sense.zestimate - which I know might be off - shows between 1.25 and 1.5 so its safe to assume a 1.2 sale price.property has gorgeous characteristics and might even make an excellent AirBNB so I am still trying to somehow make this deal work.Any help? 

If you build it unpermitted and you go to sell it you will need to disclose that to the buyer which could impact their financing and your price.

Lifestyles Unlimited employees will always disclose their connection with the company.No one has properly addressed the 1031 exchange and "Tax Free" income.

Realistically they will discover the contract price eventually, but for initial discussions focused on running numbers, disclosing the price they will be paying is enough. 

It guarantees that there are no outstanding liens or encumbrances on the property, except those disclosed in the deed.

If someone dies in your property, for LTR you are required to disclose it for 3 years... for STR you are not...

Start there, it should all be spelled out and disclosed.