That said, here is how I would proceed...For some background, I used to run an STR management company in SATX and we peaked at about 35 properties under management. 

I have a few companies I work with to lease units for their workers and I don't want to charge them fees - and I certainly don't want to auto email them anything.  

The average company only survives for ten years, while even large companies typically last just 18 years.

if anything then I would set a flat fee to pay them for their service and then if you do find a property that offers buyers agents money, in which almost all I have seen still do...then I would have the title company back out the amount you decided on and the agent gets the remainder of the amount of commission that's left over. 

You set your own payment terms with YOUR client and then find funding for them.The Capital Syndicate is a private lender firm that offers financing through their own company, but they also provide you with a list of about 150 other private lenders. 

has anyone had positive/negative results in dealing with a company called 212 Loans?

That could be your PM company if you plan to hire one. 

Total waste of time company.

Get in contact with a 1031 exchange company during the transaction and roll it into another property perhaps.

They seem to be a reputable company, but nothing beats personal testimonies!