I assume that's because he is no longer representing himself and has an agent. 

Depends who you're representing I guess! 

Fast forward to yesterday(appraisals are done, waiting on underwriting) after a text from the realtor about signing a document that says I'm okay with him representing me and the seller, I called him and brought up the fact that I'd looked over the purchase agreement and the rental agreement and nothing was stated about the rent increase, but it was clearly stated that ALL rental income even prepaid rents (the warehouse was paid in full up front) would be prorated to the buyer (roughly 2200/month)I'm at a crossroads on what to do, part of me wants to just ask for earnest money and appraisal fees back and walk away, but the cashflow of $2300 (current rents not counting warehouse) on a $105,000 property just seems to appealing to walk away from, what do the more experienced investors than myself think

STRs typically represent a higher/risk reward.

Does that $40k/yr still represent a good ROI at today's prices?

Also, I would plan to self manage and from looking on their site I believe if you reside more than 20 miles away you need to have a representative who is local.  

You are creating procuring cause for the listing agent and now the listing agent does not have to split their commission with an agent representing you.

 $4,000 is $100 higher than 6% of the asking price.Under "Cooperating with other Brokers" (line 7) checked boxes are: "Represents Seller (subagent).

Hi, wondering if you are entitled to commission for a property and you are the buyer representing yourself, do you get the commission in time to use it toward your closing costs?

Again, a document of her representing me in a Sale.