I would look around in my area. I would even ask a real estate agent for their advice. I don't have very much experience with this. I think it's always a good idea to ask around though.
The only time the buyer will pay their agent a commission is if it is mutually agreed upon upfront. There are cases where your agent might find a for sale by owner and have to collect their commission from the buyer. This is something that would be discussed in the very beginning of the relationship though. Otherwise the seller typically past the commission to the listing broker and they share with the buyers agent.
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Tough question not sure anyone can answer. When they replace a $5000 25year old AC for $55 you think they're heros. When they tell you, it's not covered due to a preexisting condtion you'll think they're jerks. Here's a list of the common companies I see used, but I've heard great and horrible stories about all.
First American- 800-444-9030
Old Republic- 800-445-6999
American Home Shield- 800-827-4636
Texas Home Warranty- 800-TEXAS-87... more
Thanks Brian for your great answers. I did look at 5 houses (the most I could hit in one day!) and of those, I don't even think I could see any neighbors or a house close enough. I'm leaning toward a single family east/south east of town right now on my list.... more