They are acting as an agent without the laws, ethics requirements, education, and insurance that are vital IMO.It is quite possible you might find many of their representations are not true.

Maybe you were thinking of the Realtor Code of Ethics Standard of Practice 1-3 which I have copied below.  

These are professionals with additional training and a stricter code of ethics.

i am a realtorNAR Code Of Ethics Article 16"Respect the exclusive representation or exclusive brokerage relationship agreements that other REALTORS® have with their clients." 

I'd then create a post on BiggerPockets saying where you are from and that you're looking for advice on how to find an ethical mentor in your area. 

Ethics aside, you may still be obligated to pay their commission should you purchase this property.

You can get your real estate license and work under a broker or you can close or double close your properties which will probably avoid this issue but if you have no money or ability to close many on this site don't think it is ethical to tie up someone's property

Now, there are methods to wholesale legally and ethically without much risk at all.

I think the majority of investors have a desire to improve their communities and help people but there's ethical challenges in any industry. 

The broker is responsible for ensuring all the agents under them obide by the laws, rulers, and code of ethics, depending on what associations they have.