I am trying find a property that represents a good deal, specially because this is my first investment, so will def be analyzing them that way. 

Those agents only represent their own companies.  

I am currently a sophomore at Arkansas State University going for a bachelors in Finance while holding a part time job as a Customer Service Representative / Teller at a Bank.

It's all in the way that it's presented and practiced.If you are facilitating transactions on behalf of/representing the interest of one party or another, and receiving compensation for providing that service, then you're more likely to be viewed as performing the role of an agent or broker.  

Unfortunately is seems you are getting into a dual agency agreement, so you no longer have an agent representing you, instead the agent is representing their own interest (that you are paying 6% for). 

Contact your local representatives if you're interested in seeing this pass.The bill and its full text can be found at here.The Virginia State Assembly has the proposed Limited Residential Lodging Act (the Act) for consideration in 2017 which would have an impact on short term rentals and bed and breakfasts across the state.

Similar to how, if you're an agent representing a renter, and that rental isn't on the MLS, the likelihood of you representing them would be a lot less.You could represent them, but I can imagine it would take 3x longer than the average buyer to secure a home. 

I don't know for sure, but I have a sense that it helps to submit an offer where you think the offer needs to be, even if you know they're going to reject it because at least it represents real market feedback to the REO asset manager.

I work at a boutique PR firm that represents local real estate development companies.

While you may have had an agreement in writing your representatives allowed them to move out.