I would want to see it and give it a thorough reading to see EXACTLY what the contract says, and IF the wholesaler fraudulently represented himself as a broker.  

I never dealt with this but if it happened I would contact my local representatives and explain the situation and ask for them to contact the office manager/secretary/whomever to put pressure on them.

An estate lawyer representing the land I'm trying to buy was asking if I can find Title who would accept an Affidavit of Heirship in lieu of probate, and if not, is there an expedited probate for sole heirs in Florida?

But if you have already found a retail property and would just like to have an agent represent you for just that one deal, I don't think it would be necessary...

Have built up a good rapport with the seller but she has referred me to her agent twice now.Should I use her agent to represent me (in California so possible both sides of commission for agent),Or bring in my own Realtor?

Shootings almost never result in an arrest, but almost always represent either gang or drug related activity.  

We strongly think this was mid-represented as it is zoned as duplex but being sold as triplex.

You could try contacting the attorney representing the lender and asking if their client would allow you to pay off the debt either at a discount amount or the full amount. 

For one, to cover my *** so that no one can accuse me of representing someone without a license, and secondly I wanted access to the MLS in my area. 

But from my own personal experience you get to a point you see so many houses and get to know areas that you really really  (at least 80% ) you get so good on telling by the pictures .. also don't be afraid of asking the realtor representing seller.The other route network with wholesalers (Good wholesalers ) the ones who get the deals direct with seller most of the time they will have an inspection report and house sketch and tons of pictures..