A request for separate compensation should have vanished when you formed an LLC to purchase, and no mention of a 'fee for service' was mentioned.  

A buyers agent, even if compensated by Broker for Seller, will represent the interests of the buyer.Under : "Sellers Estimated Costs" she's got me paying $1,925 in fees. ($675 preparation of deed) ($650 transfer tax) ($300 settlement fee) ($300 notary fee)Also in "Sellers Estimated Costs"  "brokers fee" is listed as "$4,000"   rather than 6% or $4,000 as if the 4k is just a flat rate.I feel this gives her no incentive to sell my property at the highest bidder.

You might be able to make an agreement with the person who is helping you purchase the property to check on it weekly/video calls with you and compensate them for going out.

If they don't want you in the property they can offer you compensation for your troubles, doesn't necessarily mean you have to accept it.

My thoughts from the little I know about the raw numbers however:1) You have no reason to not raise the rent at least a small amount to compensate for the extra cost of ownership the past few years.

That's how agents make money, by bringing buyers and sellers together, and they should be compensated to that work.

Advertising or marketing real estate owned by another individual or entity with the expectation of compensation falls under the definition of "broker" and requires licensure.

I stick to sponsors who have at least one full real estate cycle of experience with little to no money loss...ever, conservative leverage, high skin in the game, reasonable compensation ( so they aren't incentivized to push the risk envelope) etc. 

That is my first question what would be fair compensation for that investment? 

My background is in analytics and have worn a couple of different hats in the space - sales compensation, business performance / reporting, COGS management, and opportunity / risk evaluation and implementation.Real estate investing is the first topic in a long time - maybe ever - in which I've been truly interested in learning more.