The seller will get an amount agreed upon.You want to make sure it is very clear to the seller that you are acting as a principal and that you do not represent them and that your goal is to assign your agreement and to make a profit.I bet the profit will be lots more than the commission you'd make.Charles

It's definitely not fluff, but representative of a place most overlook in terms of real estate investing. 

Your representative/lawyer should be able to handle this for you.

I have to be honest, if I were you, I would find an agent who represented me, they will save you move money just in negotiations, knowing the process etc.I cant tell you how many times my agent have paid for themselves just in the negotiations on price, or finding things in inspections or even just recommending we pass on a deal that wasnt a deal.

I may get some responses from agents stating that a agent should be able to represent in all markets, which most can.

If you are representing yourself and you are a real estate professional and the seller has no representation, then a mediator/judge will side with the seller, you better have scrupulous notes of every conversation, text and email.

My first eye test on these potential rental properties: is the monthly rent 1.4%(I use this number because it typically represents the minimum needed to achieve an acceptable rate of return) or greater of the price/value? 

They have entered their apartment without ANY notice, I could go on and on....if you want someone who will represent you in a PROFESSIONAL way then,if I were you, I would go anywhere but to JPS.

I'm not sure I would want the liability of inspection a house for a client I represented though.  

I went and met with a representative from a similar company.