"I'm not not your agent" a/k/a "I'm not your fiduciary" .... this is presumed under Florida law for customers who begin working with a real estate licensee, though we are also required to disclose same to the customer ( Florida Statutes Sec. 475.278
http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=Ch0475/ch0475.htm )
Different states have developed various methods to inform & protect the consumer, especially over the past 20 years or so, because the buyer used to always think I was working for her, when in fact (20 years ago) I was almost always an agent or subagent of the seller.
The transaction broker that this State presumes me to be still has to deal squarely:
1. Dealing honestly and fairly;
2. Accounting for all funds;
3. Using skill, care, and diligence in the transaction;
4. Disclosing all known facts that materially affect the value of residential real property and are not readily observable to the buyer;
5. Presenting all offers and counteroffers in a timely manner, unless a party has previously directed the licensee otherwise in writing;
6. Limited confidentiality, unless waived in writing by a party. This limited confidentiality will prevent disclosure that the seller will accept a price less than the asking or listed price, that the buyer will pay a price greater than the price submitted in a written offer, of the motivation of any party for selling or buying property, that a seller or buyer will agree to financing terms other than those offered, or of any other information requested by a party to remain confidential; and
7. Any additional duties that are mutually agreed to with a party.
Furthermore, when you work with a Realtor (a member of the National Association of Realtors), you're working with someone who's pledged to follow a Code of Ethics that's evolved over 97 years, and who voluntarily holds himself to standards of professionalism that go above and beyond the law.