> a lot of that went away in order to protect consumers
As I and the parent poster were discussing, the consumers are not being protected. Every single player is just compartmentalizing the areas in which they cover their ass. As a customer I am not being protected - I'm on the hook if anything goes wrong, and nobody actually goes out of their way to check if anything is wrong, as long as the documents look generally like what they are used to.
I will respectfully disagree with you about the fees. I understand the value prop of everyone in the value chain; in HCOL markets their prices are not justifiable and are ripe for disruption (and to be fair in LCOL markets there's no problem with the pricing). This is where vertical integration has a lot of potential.
I expected Zillow to come up. Zillow made a pretty fundamental mistake of introducing a house flipping business on top of their services business; even if they had perfect models that made their flipping business a success, I don't think the two could coexist for long because holding property is so fundamentally different from services. As far as their original business, I think they and Redfin and others "understand the realities of real estate" perfectly well; they are just up against a cartel that would be illegal in most other industries.
Happy to chat - my email can be reached from my profile