I’d suggest disclosing this plan to the seller.

You don’t have a syndication issue because you haven’t been out seeking to raise money.Your bigger issue is with your lender, disclosing these loans to your lender.

If she is on title to any of the investment properties these will need to be disclosed on the loan application. 

You don’t disclose where you live but it doesn’t really matter.

What do you do when a large investor in your market is discovered to have not disclosed material defects and hidden those defects?

If I disclose that, is there anything else I need to worry about?  

it may come out against your DTI, when they look at your bank statements you will have to disclose the expense. 

and they have an education model were they look for bird dogs to become commerical brokers working with them its nice they disclose the costs.. up to 30k it looks like.. some of the loan products in some of the states require NMLS  not sure if they are licensed did not see that on their site. 

Or do I just disclose to the selling agent that I’m an investor and here’s my offer - if it’s accepted, I need X number of days to get secure the funding?

Just like you don't disclose the property address until they book.