I don't make offers on properties, I offer on the equity I can make (also know as cash at settlement).It is important to make full disclosures to the sellers, they need to know that I am not going to settle, I am going to assign my position for a profit.The other important item is my contract, over the years I've created an offer contract with few words, it is known as my "Skinny" contract.

Nobody is going to work harder to sell my property than me-Make my own offers on online auction and HUD Properties and therefore receive all correspondence in regards to them with no middleman Disadvantages:- Disclosure that I am an agent which has never been an issue 

There are also other companies with larger offices that are either going back at a different level or not at all after COVID-19 restrictions subside.For disclosure, I am an agent in the area (born and raised).

I did have him sign a personal interest disclosure form, but I don’t want to put my license at risk.

If the seller never occupied the property, disclosure is much lighter. 

@Ike MouserWhen you purchase a home as a primary residence you sign a disclosure at closing stating it's your intention to live in the property for at least a year.

I had all the proper disclosures and had an entire plan, but they were greedy and thought they should get a cut of everything.

This is a rather interesting discussion.As a new Investor myself I totally agree that it would make a lot of sense to keep existing Rental property which is not only providing cash flow now but also building wealth, unless it has several deferred maintenance that you're trying to avoid.Based on the Op's disclosure it seems there isn't sufficient money for down payment, would there be even any for closing costs?

But full disclosure, I am not a CPA, I'm not a tax accountant and I'm certainly not an attorney.

You want confirmation from the buyer's lender that any fee paid will be allowed to be disclosed on the Closing Disclosure.