Show me a lender with ethics and I'll show you a donkey with feathers...... Why don't you disclose everything to the borrower like the kickback % from your ever so often bank that you don't have to disclose to your client. Let them know you're getting a $5000 paycheck for closing their homes at a subprime instead of working to secure a lower flat rate. Wait ....yoy wouldn't want to loose those incintives you legally do not have to disclose to the borrower now would you..... SO of course you will stay with shady business to make a bigger paycheck.... Who wouldn't ? In short.. If you throw candy in front of a kids face, and they like candy.. They are going to eat it... If you let a child decide on on pirce that all cost the same.. They will be a decision on what they thnk is bast.. SO as long as the government allows us to dangle the candy... The only incintive is to make the most money one can.. And it is not illegal! But unethical.. ?? Of course....