I have 5 years of being an agency owner as expirience. 

Sometimes properties are listed with a self-service, fixed-price agency so they might pay $1000 (to list) + 2-3% (buyer's side). 

The problem I find in BP is that most people just don't understand these calculations.It's an Internal Rate of Return Calculation broken down by what the selling price of the house would be at the time, based on the Value of the house which is dependent on the Capitalization Rate and the NOI.In other words, those calculations projects your rents and expenses out for 20 years, as well as calculates the Value by using a 3% appreciation Rate, which is extremely low.It then seems to add all of it together and spits out an IRR of 9.24%The problem is that the majority of Investors anywhere, not just here on BP, just doesn't really understand that kind of calculation.Funny, but this is the kind of calculations that I really think all Investors need to know.What you would really need to know is not if this is a negative cash flow or not, but can you carry the $347 per month loss until the time it break even in cash flow, which those calculations don't tell you.Then, if you can do that, by the 20th Year, taking everything into account, including the negative cash flow for that short period of time (I can calculate it but am pressed for time when you would break even on cash flow), it would be the equivalent of putting your money into a Savings Account at the rate of 9.24%Now, that's not bad as an Investment.Also, the 3% Appreciation Rate may be far below what is the historic rate in that area so it could be way off and that would mean you get a much greater return.ANYWAY.... my views are very much out of the mainstream but that's because I fully understand all of the numbers you posted.

But am I being overly critical or should I look for a more responsive agency?

Most agents will want you to sign some form of agency agreement so they aren't taking you around to a bunch of properties, only to have you write an offer with a different agent or try to go direct to the seller.

Besides complaining to her agency/leaving her a negative review, what else can I do??????

Just contact the listing agent directly and make the offer through them....This could get sticky if you have a buyer's agency agreement w/another agent though.

These are in the top 100 independent insurance agencies in the U.S and are Texas-based.

We had the same problem with people going from agency to agency looking for the cheapest airline tickets, the best Las Vegas deals, or the best cruise deals. 

I'd like to be a key partner on an agency loan, so that I can 'get my fannie mae card'.