I am a full-time sales agent in property manager, so my experience and license helps me procure deals.

Hmmm... lets think about this and list just a few things that you are paying them for... tenant communication, owner communication, managing expenses, maintenance concerns, vendor communication, negotiating vendor pricing, rent collections, accounts payable, accounts receivable, tenant procurement, 3-day notices, 7-day notices, 1099s, accounting, and 24/7/365 MANAGEMENT OF YOUR PROPERTY, for pennies of the rent...

Buyer's agent may portray himself as the procuring cause for the buyer, and sue the buyer for the commission.Personally, I would go to the seller, offer to increase the purchase price by $6,000 (assuming the appraisal will bear it) and put the $5,000 commission on the seller.

The tenants are not working with the owner to create a win-win; they are doing everything they can to benefit themselves while holding his property hostage, probably hoping to procure a bigger payout.I would withdraw all offers and hire an attorney immediately.

("A real estate broker, for the purposes of this article, is defined to be a person, firm or corporation who, for a fee, commission or other valuable consideration, or by reason of a promise or reasonable expectation thereof, lists for sale, sells, exchanges, buys or rents, or offers or attempts to negotiate a sale, exchange, purchase or rental of real estate or an interest therein, or collects or offers or attempts to collect rent for the use of real estate or solicits for prospective purchasers or assists or directs in the procuring of prospects or the negotiation or closing of any transaction which does or is contemplated to result in the sale, exchange, leasing, renting or auctions of any real estate . . ."

If buyer’s brokerage firm: (i) procures a buyer; and (ii) the transaction results in a closing of the Sale of the Property to such buyer, Seller’s Brokerage Firm may enter into a compensation agreement with buyer’s brokerage firm to contribute from the Sale Compensation an amount of ___% of the gross purchase price or $_____, in U.S. dollars to buyer’s brokerage firm.) 

Not only do most property managers have tenant procurement packages, but you can allow self-showings.

If the buyer is responsible for the commission - you are now procuring a new cost that you didn't before - so no financial benefit on that end.But it doesn't mean that there is no benefit whatsoever. 

Then I gave them Google Maps routes from their office, to Home Depot, to my property, and back to their office...with an hour to procure the few things they would need at home depot...all at their (absurd) hourly rate.

Most property managers will procure a tenant for you for a fee and you do not have to sign up for them to manage the property.