For example some reassess on sale, some reassess every x amount of years, some states are non-disclosure on sale price so they have a tough time reassessing anything.

Disclosure: I'm a licensed realtor with Redfin so I can tell you what I know from experience. 

Disclosure - I am Director of PR for Do Hard Moneythank you @Tarik F. !

Full disclosure - there should never be a doubt in anyone's mind that you have a real estate license.

Private or not there are certain expectations of disclosure to do a deal.    

Or simply send an offer and tell the agent that: "I am comfortable with you representing me as a Dual Agent or I am happy to sign off on any other non agency disclosures you need me to sign off on in order to move forward with you presenting my offer"

From the disclosures I understood that there was a fire in the attic caused (previous owners version) by lightening.

The disclosure docs indicate the house is 'weatherized', and that there is an issue with the plumbing. 

BiggerPockets has an entire book on the topic (disclosure, I'm the author)...The Flipping and Estimating books come as a set on BP or individually on Amazon:http://www.biggerpockets.com/flippingbook

Know your offer and profit potential, say it in lanaguage that all understand and make full disclosures and use only one contingency.