My realtor is asking for $3000 flat fee + additional listing broker compensation  of $400.What would you pay total for buyer/seller?

Closing costs + rent ready costs + lease out costs - those you need to be compensated for and new investors are always surprised that they can add up to 5 or 10 or 15K.  

Home warranty programs charge a trip fee every time you file a claim, and they use that fee to compensate the vendor.

Hours of servicing the loans in all their aspects quickly eats up the points we received at the beginning of each mortgage & it feels like we're doing all the work for no compensation.  

I believe these systems only work if you have good employees, in which case a bonus is unnecessary.I provide strong compensation, some benefits like 401k, growth opportunities, and a strong work culture.

The VCCO might not give you information outside of how much the tenant should be getting for rent payments, which is why filing for eviction is a good step. the VCCO will be notified and they may come to you, and you can get some answers that way.Another thing about filing is that the court can enforce a payment plan and a condition of the payment plan could be that you receive your payments directly and that rent is taken out of the tenant's compensation package before the rest of it is given to them.

This sounds risky, are you being compensated by additional rent and have you checked with your insurance to ensure you are covered. 

If the water bill is $100 a month, increase the price by 20% (or whatever you decide is fair) to compensate you for the time required to split and bill and to cover additional use when tenants squander the utility.

You have a lot going on and if you had a 457 you were a highly compensated EE.   

Some states will give the underlying land while others will give the land but expect the newer owner to compensate the old while still others would require the owner to compensate the person who performed the value add.