I need help finding a particular game.

I've been searching for one particular game I played a couple of years ago, I can't say a lot about it, but I think I can say enough for it to be recognized by at least one of you guys.

Atmosphere:

• Modern
• Realistic
• 3D non pixelated (as far as I can remember)
  Gameplay:
• Top down
• Choose your own way of play, you can be stealthy or loud
• Can carry bodies, has a inventory weight limit.

Tutorial:

• The tutorial takes place in a school looking gym, with a basketball court and lockers to the side.
• It shows you that you can carry bodies, there was something about tennis balls.

Hub Area:

• A town area with: A gun shop, a bar, a pawn shop and a building you begin in.
• You can buy a trench coat from the pawn shop and have a conversation with the barkeep

First Level:

• Takes place in a dock area.
• The character jumps a fence to gain access to the dock.

Another thing that might help, I remember that the PC I played this game on had Half Life 2 and it was relatively new at the time.

It'd be great if you guys can link any game that seems even faintly like the described, thank you for reading and potentially helping.

Ruled out games: Hitman Franchise, Splinter Cell Franchise and Metal Gear Solid