Now, here is my question...I am using a flat-fee agency, which will charge me 1/2% with a minimum of $2500.

There could be some truth in this, however this is accounted for generally in the laws of agency.

They will make him wish he had never been born :-)https://www.wikihow.com/Report-Employers-Who-Hire-Illegal-Im...Also, based on a recent thread regarding how pretty much anyone with a pulse and eyeballs can be a contractor in PA, I would bet there is no agency to report said contractor to with any teeth to suspend their said toilet paper license. 

Yep I definitely get the importance of a note, REGISTERED with the court house thru a title agency and so forth. 

Biggest change will be intaking a lot more unrepresented buyer inquiries and thus a lot higher % of dual agency transactions. 

You can contact HCR (DHCR), the NYS agency that regulates Rent Stabilized and Rent Control apartments in NYS and ask them for a report showing the status of each rent stabilized apartment in the building.

There is an inherent conflict of interest, as per your licensed agency.  

This is especially true if the agent who represents the seller is at the same real estate agency as the agent you are working with.

Go to the top 3 agencies talk to the Broker and ask for the best agent.2- Get a good Mentor. .search on here  (Bigger Pocket).Someone to guide you with all your questions and concerns."

This mainly boils down to the fact that if co-op is not listed on MLS then all buyers agents will have buyers sign an agency agreement prior to showing properties.