My question is, do most realtors representing the buyers come prepared as well, do they do their homework on the property?

Would any of you use a "bad" lender if you had a different representative?

This is what my mortgage disclosure papers say in the occupancy agreement (I checked the primiary residence box), "If the Borrowers have indicated that the Property is their primary residence, the Borrowers represent that they have no present intent to sell, lease, rent or otherwise dispose of said Property, upon occupancy of the Property they will not have any other permanent and primary residence, and the Property is not used for investment purposes."

You're welcome to get your license but might benefit from getting some professional advice before starting to represent yourself in the deal.

Maybe you could consult with an attorney that in your area that only represents landlords to see if there is a way you can navigate this.

We represent 25 lenders who have products that would get you where you want to go.

Otherwise, the surplus shall be paid to theclerk of the superior court of the county where the sale was had -(1) In all cases when the owner of the property sold is dead and there is noqualified and acting personal representative of his estate, and(2) In all cases when he is unable to locate the persons entitled thereto, and(3) In all cases when the mortgagee, trustee or vendor is, for any cause, indoubt as to who is entitled to such surplus money, and(4) In all cases when adverse claims thereto are asserted"

So I was told that unlike residential properties, all the commercial realtors for the 5+unit apartments deals represent only the sellers and aspects of dealing, etc is on the buyer due diligence and responsibility.

Due to that liability, many agents actually will not represent themselves on their own deals. 

I'm a REALTOR and represented myself.