Is it still necessary for an agent to disclose they are a licensed agent if they are purchasing property out of state?

This needs to be disclosed up-front and there are disclosure forms the broker should provide you.I would find my own attorney for Close and pay them directly.As for the appraisal fee, lenders and brokers are always trying to pass that along - my stock answer to them is "If I pay for the appraisal, I get a copy of the appraisal" ... in my experience, most lendors will wave the fee rather than provide you with a copy of the appraisal.The final note, as indicated by Elena, the broker's fee - and other fees such as the appraisal - are paid at Close.  

There could be fines, liens etc that haven't been disclosed.  

@Brendan Bruno are you disclosing that you are an agent to the seller?

The important thing is that your contract be clear and disclose clear promises and intentions so both parties can agree upon signing.  

.- But by contrast if you spend 75 person-hours checking your books and present a professionally audited P&L that voluntarily discloses a temporary $150/mo decline in income due to a strategic re-positioning of your business that makes all the sense in the world... now and only now, will we take your numbers at face value, ding your income $150/mo, and throw out what your tax returns show in favor of your YTD P&L numbers.Yup, the mortgage industry is currently pretty stupid.

I've found a few leads and am figuring out how to craft my initial outreach by email or letter.One big question I have is should I disclose my budget or any numbers in that initial contact?

Also, personally I would never NOT disclose what the wholesaler is asking for the property.

but, they may not want to disclose flood damage, mold, termites.  

You are NOT likely to lock up any deals if you are transparent and honest with your sellers, telling them that you are new to this, that you do NOT have the money to buy their property, that your intent is to get it under contract and find them a cash buyer at a higher price and pocket the difference without disclosing to the seller how much that is.