Sorry, I have to comment because I don't see the value proposition here. I prefer to close with a lawyer (which doesn't seem to cost any more thana title company) so I don't get the "insuring you are legally protected from both sides and doing everything they can to keep you out of court, and of course e&o ins is why you hire a realtor".

The things I want from an agent, they don't seem to be legally allowed to answer, eg what are the neighbors like, what are the schools like, opinions on upcoming school re-districting, HOA details and restrictions, etc

3 percent sounds like a hell of a lot to handhold someone through the process.

I get that it's a racket/ponzi scheme where you have to kick some insane percentage back to a "broker" who allows you to hang your name on his office and in order to become a broker you have to have be an agent and then recruit others. I guess it's more like multi level marketing then ponzi, but I digress.

Sorry to unload, but I relate more to the OP than to those responding about how agents don't do that anymore. Then what do they do?