Also, in regards to negotiating a deal, I want my first offer to be low enough to allow room to negotiate up to my desired price, but I don't want to be so low as to cause offense, how much give is there when negotiating?

Not to sounds offensive, but everyone's time is valuable.If you are a buyer, you typically don't pay anything to the agent, unless they charge any retainer fee.

I just wonder how do you guys find motivated seller or FSBO type of seller (no offense to real estate agent).

First off, semantically  speaking, your discussion lacks a definition for the word "Legal"  While there are contracts in which a breach is a punishable offense, I am assuming you mean "Legal" in the "right to seek compensation for damages" sense.   

That property is not making any money at 450k and the seller might take offense at 325k!

For example, if you want rental properties in good areas, the last thing you want is a list of section 8 landlords (no offense - I have section 8 properties, but the typical section 8 properties are not in the A and B areas).

@Sean Quinlan thanks for your service on the front lines !

Anyways, good luck.The definition of trolling, for your edification: INFORMALmake a deliberately offensive or provocative online post with the aim of upsetting someone or eliciting an angry response from them.Go away troll.

The argument being made is that it is offensive to people with hearing disabilities.

Go to a lawyer and find out what a landlord's liability is to third parties should a known, repeat, sex offender tenant commit another offense on the landlord's property.