I really believe in being ethical where all parties involved come out in a win-win situation.

The lender is not involved... unless you are asking them to take less than what they are owned.

I have been involved with real estate for the past few years.

This is a way for you to get involved and dive into the REI world without 2 nickles to rub together.

I am fearful of getting involved in talking to sellers without a clear knowledge of how I would sell.

It can be if there are politics involved, but that would entail 99% of the economy where there is some sort of regulation on every issue in the economy so that would make every financial conversation political in some way.

Apparently she didn't want to be involved so she wasn't.I was off one day and when she came home from work she asked how my day was.

Don't get involved.

It is rare for me to get involved with a neighbor's financial situation, but before she purchased, I showed her what rentals are getting in the area and asked how she planned to make money on her planned purchase price?

An "exclusive right to sell listing" means the seller is obligated to pay a commission regardless of whether or not the buyer is represented.So, an exclusive agency allows you to bypass the agent, but an exclusive right to sell means the agent is going to be involved no matter what.That said, since this agent is the one who gave you the lead, would it be fair and honest to try and cut them out?