If the agent is doing the marketing, finding the potential buyers and possibly working with other agents to help you secure a deal then I would still charge 2.5% for my listing services and 2.5% to any buyer's agent. 

She is upset because I am charging her for a technician call so now suddenly she's at me with "my lease is not with you" stuff.Just wanted to make sure I was correct in my statement to her.

Our current manager is in Huntsville and it is becoming clear that we need someone more local to Cullman who can be on top of showing our listings and taking charge of maintenance and repairs as needs arise. 

Quote from @Brandon Larson: Yea, @Nathan Gesner is that legal to enroll someone in an insurance policy and then charge them for it?

When I pointed that out, they suggested I instead setup my credit card as a vendor, and enter each charge as a bill, which would then fix the assets and liabilities issue.  

1.7 % of Loan Amount (Points) - $6,035underwriting fees - $1,400Are the above fees reasonable or not for refinancing a mortgage?

There is usually extra charges on closing to pay for that service… but it is minimal.All the best!

For a good tenant that has paid on time and was keeping the place in good clean condition I probably would have just eaten the charge.

Then they'll charge an additional $2,400 for filing tax returns. 

I think hard money lender to take this risk cannot legally charge appropriately which means the law is working against you (the law meant to protect owner occupied owners from unfair loans).I agree with @Jay Hinrichs that your best option likely is to sell on the mls.