If you were entering as an investor then the timing is imperative, but transactions take place in good markets and bad and an agent makes money by representing one or both sides of the transaction.  

E=mc2 is also a formula but like a cap rate it represents a much more complicated concept.3. 

I am wondering how do they represent them selves at the closing or do they really need to?

Hello Carlos,From my research and small amount of experience the contracts that you use as a wholesaler are usually drafted between you and your legal representative. 

Hello @Rickie Mincy,If you two didn't sign an exclusive right to represent, then you would only really be locked into the houses he (or his assistant) already showed you (If you choose one of those then you owe him).

My other niche is condo investing, so that represents the 40k low side of the range while 70-100k represents the SFR townhouse/ detached units in my farm area.

The agent is likely pointing out that you are representing sellers and marketing a property you do not own or have equitable interest in without a license.    

They have law school students and lawyers who just passed the bar at these organizations that are willing to represent tenants through a full case FOR FREE. 

Changing sides in the middle of an issue is a huge conflict of interest and since the lawyer has already spoken with her in what was suppose to be confidence there is no way he can represent her family against her fairly. its is tantamount to stacking the deck.

Some states require an attorney to represent you in court if you own in an LLC.