Can't seem to fix Oil Pan Leak any suggestions Options

[jmt1214]

Need some help with an oil pan leak with my 7A-FE motor. I keep getting a leak in the gasket between my oil pan and the engine block. I have made several attempts to correct the issue, but the leak keeps returning. It’s not a major leak, but enough to annoy me. I have tried using the RTV sealant with the cork material gasket. I have also used the dealer provided FIPG without additional gasket. I am very thorough removing any traces of the old gasket. I leave the pan very clean before putting it back on. I also let the gasket cure 24 hours before I start using the car. I know with 100% certainty the leak is from the oil pan. I circled the areas in the pic below where the leak persists. I can think of a few reasons why the oil leak continues, but I am not sure.

Am I applying the sealant incorrectly or in the wrong place? Maybe too much sealant or not enough?
Per the Hayne Manual I apply gasket per the image below. Should I follow this exactly? I have been actually putting much more on. Could that be the issue?

Am I tightening the oil pan bolts to the correct torque (over-tighten or under-tighten)?
Per the Haynes manual I should be using 43 in-lbs. Some local mechanics suggested I should hand tighten the bolts, but I have not tried that yet.

I have also read some threads suggesting to use a rubber gasket in addition to the sealant…not sure about this either?

Any suggestions anyone? Thanks.

[Bitter]

lower pan? the steel could be bent or warped. check it with a straight edge.