My intent is to self manage a small complex.

For now I have a full time job and REI would be part time but my ultimate intention is to get that switched around in the short term.

I know how it can feel to have eager and hungry investors breathing down your neck for properties!

That is not the intent.

My intention is to network with investors to help increase they're profitability as well as my own, and also to learn the ins and outs of real estate investing in order to become a real estate investor myself.

MLS numbers are very inaccurate in my experience, either due to agents lack of knowledge or intentionally to make the property look better than it is.So to answer your question, if you are arriving at two different CAP rates, look at the detail of your numbers versus theirs. 

@Jeffrey Harden I  prefer to over explain the whole contract with them that way they know the ins and outs of the deal and my intentions.

Other then that, unless you made a verbal or written commitment to work exclusively with him/her, then I don't think there is anything wrong with utilizing the services of another agent.As with everything in life, and especially real estate, disclosure is everything - just have a conversation with him about your goals and intentions so that everything is above board.

Personally, I don't think it's good business practice to cause people to spend money when you have no intention of renting to them, which is what you are doing if you have 3 people getting screened for one place. 

I also now have two side gigs (photography and real estate) and I don't have any intention of sharing my real estate aspirations with my boss - unless it's the day I quit!