Let's say a property is listed for lease, but not for sale -- Would it be unethical to go directly to the Owner?
I am working with several investors that are looking for properties with heavy vacancy. A lot of the properties that come up in my search are not listed for sale but are listed for lease with a brokerage. I have had success in the past by calling owners directly and letting them know that I have a buyer that would be interested in putting in an offer, especially when the buyer will pay my fee. These properties are off-market.

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I had the idea that it would make sense to search for vacancy and call the owners directly from those results in case they'd be interested in considering an offer from my buyer. Not sure if I should reach out to the leasing broker instead of the owner. When I used to do leasing, I would structure my leasing agreements with a clause that states that if the owner were to sell, I would receive a percentage from the sale as a fee. I'd imagine most other brokers are doing this as well. Therefore if I reach out to these owners, some may introduce me to the leasing broker anyways. However, would that leasing broker think I was trying to snake their deal? I just don't want to have that negative reputation and all I'm doing is trying to find a solid property for my investors.

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Anyone else dealt with this before and have a better solution?

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Update: I just spoke with my Broker of Record at my office and he said that since it's a separate agreement for sale and another agreement for leasing, then I should be okay to reach out to owners with the intention for making a deal happen for my client specifically and not for trying to get the listing itself. 
[{"id": "ie8v3wx", "text": "Listen to your broker of record. If the owner wants to insert their broker, they will let you know. Good luck", "replies": [{"id": "ie9u8tk", "text": "Thanks! Yeah I felt a lot better after that conversation", "replies": [], "depth": 2}], "depth": 1}, {"id": "ie941g9", "text": "You're usually better off having the owner's broker on your side, as if that owner hired their broker to lease the building, they usually have a relationship of trust in order to sign a listing agreement in the first place.\n\nIf you go direct to the owner, they will likely take the offer to their broker to get their opinion. If the broker isn't involved in the sale, there's one of two outcomes:\n\n1) The owner inserts their broker anyways.\n\n2) The owner doesn't insert the broker, so the broker will tell the owner it's a bad deal so they won't lose the income potential.  \n\n\nI always try to do the right thing in these types of situations. I think you're better off calling the broker and getting them on your side. You should look to your buyer to cover your fee, as that makes your offer more compelling anyways.", "replies": [{"id": "ie9ue4v", "text": "&gt;The owner doesn't insert the broker, so the broker will tell the owner it's a bad deal so they won't lose the income potential. \n\nVery good point!", "replies": [], "depth": 2}], "depth": 1}, {"id": "ie95ulr", "text": "I'm a leasing broker and I have no problem with brokers approaching my clients about an off-market sale.  If my listing agreement includes sales, I'll get paid.  If it doesn't, that's my mistake for not including sale language in my LA.  If I was aware that sales got cut out of the agreement, I'll be aware of off market opportunities could gut my leasing stake.  And frankly I might lesser my efforts on that listing if I think that's a real possibility.  Go forth, make money, do good.", "replies": [{"id": "ie9u7k2", "text": "&gt;I'm a leasing broker and I have no problem with brokers approaching my clients about an off-market sale\n\nI appreciate your input!! Glad to hear the perspective directly from a leasing broker", "replies": [{"id": "ie9uxn8", "text": "There\u2019s always a level of respect and decorum you need to use as well.  If the leasing broker is prominent, or somebody you might want to work with, communicate with them.  Most leasing guys aren\u2019t as understanding (or comfortable with their clients) as I am.", "replies": [{"id": "ie9ztuy", "text": "Totally agree, and yes that's exactly why I don't want to seem like I'm trying to step on any toes.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "ieam9kj", "text": "It would be unethical for the owner to sidestep his broker but, there's nothing stopping you from contacting the owner.", "replies": [{"id": "ieb6ybd", "text": "Great to hear that! Thank you!", "replies": [], "depth": 2}], "depth": 1}]