But this problem can be established by having good buyer agent, they can communicate between you and the seller. 

Aim for expansion by establishing clear objectives for growing your holdings, like obtaining more house hack properties or branching out into other real estate categories.

Starting a career in the real estate agency, I’m looking to stumble upon new opportunities to learn and open an ear to some of the well established agents out there. 

Honestly I think WL is only for people who are already well established with lots of cash flow and a lot of assets.

The towns to the east have a well-established history of short term rentals/tourism.

The established investors seem to stay rather quite.

Establish your buy box and really get to know the territory in the specific area you are looking at and then trust, but VERIFY

If you have enough funds in an IRA the alternative would be to establish a self-directed IRA, and have the IRA buy the property subject to existing financing (if your sister is willing to do that), you personally can't assume the mortgage b/c you are not allowed to provide a personal guarantee for IRA-owned property and have the IRA pay your sister for the equity.

He came back and said that discussing price discounts that he's established with vendors wasn't appropriate.  

If you really want the property and don't mind a small gamble put down an amount of earnest money that you will not be upset to lose and that if you were in the seller's shoes would make you feel OK about taking the property off the market for 60 days and make it non-refundable to be conveyed to Seller upon offer acceptance.