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I literally yelped them and found the company with the highest ratings and most reviews.

You can see that every house they have sold in the past they have been on both sides.We have a listing agent around here for some no name brokerage (with terrible reviews) and they won't even show us a property.

I walked in having read the reviews and if you are a newbie you can extract some information, but just go purchase a book and save yourself the time.

I would then review the cost break down, explaining how closing fees worked (commission fee, transfer fee, title fee, loan, lien and tax payoff etc)Then I would list the property in the MLS with the normal procuring fee of 3.5% (flat fee $2,870 and keep the rest of the flat fee (with my broker of course), the remaining $6,970.I don't feel this is unethical (in concept) for several reasons. 1.)

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I'm already working on the commercial loan pre-approval,   and I have an attorney identified I would work with to prepare / review contracts.   

For Value-Add, there are a number of players and plenty to find here and elsewhere through reading the boards, reviewing signatures, marketplace, etc.