I respect and love teaching but I need to find something new. 

if the tenant is good and takes care of the property well - be flexible with them. these are the tannates you need to respect and as long as they catchup you are good.

I tell you this with the utmost respect for your hustle.

Also a big fear I have is that when I do reach someone willing to sell me an off market property how can I be sure not to pay too much all while respecting the seller and not offering so little that I never complete a deal?

Sergio,I say this with the upmost respect, if you want people to help you then help yourself. 

You become a respected banker by keeping your clients and your bank from losing money and assets. 

I respect the hustle for sure, but as @Filipe Pereira said, Realtors are held to a high ethical standard. 

This feels like Groundhog Day.With all respect to others' responses, I'd personally advise focusing on @Cody L. and @Dan Heuschele comments. 

I applaud you for wanting to be respectful of their time.

In fact we just had 2 vacancies & without a hitch raised both rents $175 & $185/month respectively.