Whether the seller was open to a buyer commission or not, I wouldn't put an additional cost into any personal purchase.  

Tenants lease expired, so I offered a new lease with a $25 increase. 

I would look into an umbrella policy to increase your insurance coverage on both the LLC and yourself.

I would like Lawrence or areas that are starting to increase in value but not as high currently. 

This will increase the return above what can be obtained on a passive investment.The flipside of having the power to control everything is that it can be alot of work (and a full-time job if a person is putting in sweat equity).

3) Your $250k with 30% down => about $750k (you also need funds for closing costs, taxes, etc.)

What the investor will have is a long term appreciating asset; that will provide an increasing cash flow as rental rates increase, and steady amortization as the note is paid down.  

Is saving the fee a PM charges worth the potential thousands in cost and headaches?

I have other money that'll cost me 10%.

We have an existing mortgage (backed by these 2 lots and 2 others) and given the increase in appraised value there is no need to pay anything back to the lender when selling the lot.