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action agency relations agency relationship best financial interests broker represents brokerage Business and Professions buyer and seller California real estate California State Department commission conflicts of interest consumer cooperating agents cooperating broker CTAA Delphi exercise Delphi method Delphi panelists Department of Real disclose dual agency problems dual agency situations Estate should develop exchange expected fiduciary duty fiduciary obligations fiduciary relationship Finding full disclosure important increase law of agency liability licensee List and Sell listing agents listing and cooperating listing broker misrepresentations mortgage broker multiple listing agreement multiple listing sales multiple listing services negotiate parties policy option potential principal principal(s problematic Professions Code real estate agents real estate broker real estate industry real estate market real estate practice real estate transactions real property representation role Round Delphi Responses salesperson Second Round Delphi selling the property single agency arrangements subagent syndications tions types of real typical home sales