I charge one month's rent to find and verify tenants and charge 8% of rent to mange the property. 

Every industry on the planet is built on that basic principal and not getting the highest price for something is not a requirement for a successful transaction (on either side).In my business, I will often sub out work to people I know will do an amazing job (better than me in some cases) and they charge a fraction what I charge my end clients for the final project.

This will really speed up the process if the buyer is getting charged 10, 15 or whatever per day.

Quick QuestionAre you taxed on rental income aka the total rent you charge per month or are you taxed on the cashflow after mortgage, interest, insurance, HOA fees, utilities, fixtures, etc. etc. are all paid?

Did they charge you for the inspection?  

There is plenty of business to be had out there but it is a BIG struggle for the independent escrow to keep doors open, let alone stay in the green every month.I have always charged top tier pricing and rarely have a complaint because I do handle things that the average EO won't handle and my service far exceeds most EO's out there.

Try using angies list to find trades and pay the nominal fee they charge for the inspection.

Is CoStar worth the crazy amount they charge?

What is the best option:1. sign a new lease with all 3, then swap out the name of the person who is leaving2. sign a new lease with just 2 of the 3, then add the name of the new person who is joining3. sign a second lease with the 3rd person (if I find I can charge more than they can)

You'll also get some appreciation if you buy right because rents in those areas are reasonably high and some owners aren't charging what the market will bear.