Hi, if a landlord wants reliable and respectful tenants that pay rent on time, what features should that landlord's rental place offer that tenants look for? 

Value and respect everyone's opinion.

Assuming I can keep it rented at that price, that equates to a respectable 11% cash-on-cash return per year.

Check your state guidelines with respect to evictions as they are mandated at the state level.  

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.