Your best bet is to ALWAYS disclose that you're an agent when you are talking with sellers, and to have your attorney draft an acknowledgement form when getting the sellers to sign paperwork stating that you're not acting in the capacity of an agent on that transaction.

Best bet talk to some local lenders or credit unions.

@Ryan Bonheyo Stated income would probably be your best bet.

If other units had rented for $1600, I’d bet he’d want to raise the rent. 

I am betting less on appreciation and instead looking at this strictly from a cash flow perspective because those numbers are real and appreciation is pure speculation.

Knowing that, instead of putting in one offer and worrying about the legalities of what the listing agent is doing, your best bet is to figure out how to put in many, many more offers and hope one slips through the cracks.

I agree Audible is the best bet.

@Ryan AlaconMemphis can be street-by-street, but there are some areas/ZIP codes that are just safer bets across the board. 

But once more find yourself a local bank that is a port folio lender (a lender that does not resale their paper to a larger bank of financial agency)  They are your best bet.

If you are a Licensed Real Estate Agent then you might want to double check with an attorney, but if not I bet you would be fine.