Not to sounds offensive, but everyone's time is valuable.If you are a buyer, you typically don't pay anything to the agent, unless they charge any retainer fee.

I purchased a condo with a personal loan (conventional mortgage), but would like to pass the ownership to my LLC (in which I have another unit - this one has no mortgage). 

If you do, then they will likely charge a lot more than 6%.  

. $25k would barely buy a rental in a rough area but doing some Value Add (through Hard Money or Conventional, @Tim Swierczek does both) would make your money go farther.Could also find deals from wholesalers, but look for Value Add.

Charge company full replacement value of damaged items?

I'm thinking about using hard money to get the property then using conventional financing once I have the property. 10% 2 points for a few months. what do you think?

If I were you I would look into the 5% down conventional loan instead of the FHA 3.5% down.

If you and your wife file separate returns that is a whole different matterState vs fed conventions can get messy but doesn't matter what state it is in for purposes of 1031.  1031 is a federal statute and community property is a state convention. 

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How old of an appraisal will a conventional bank typically accept?