I had a potential deal on the line from a personal representative of an estate.

Typically getting paid to represent people in real estate requires a license.

JJ---the chart represents Basic (CP1010) and Special (CP1030) Special is "all risk" which means that unless that which causes the damage is an "excluded peril" (think flood, EQ, and others) there is coverage.

A an agent is hired by a person to represent them in the marketing and obtaining of offers for their property.

The 60 unit apt I am only a silent investor in so, for me, it represents merely a return on capital that I am satisfied with.

The reason I was listed as a Creditor's Representative in BK was due to the fact that I serviced notes, and the appraiser appointed by the court never disagreed with me nor did the BK attorney.

Anyways, a trustee will pull up to the court house steps and they will begin an auction for the properties with the trustee representing the bank.

Do I have to disclose to buyers and sellers that I'm licensed if I'm not intending to represent anyone?

That is the same as the cap rate (google cap rate if you need to), and would represent a really good return on a single family home.

I suggest you not represent yourself with the lender, get a Realtor who does short sales or better yet in this case, go to your attorney. :)