I mean I used to work as a licensed contractor and for an estimate I would charge $47.00 per half hour of my time , still quite affordable if you ask me Plus that would put me first in line to contract with the cash buyer.

I charge the buyer let's say a 5k down payment to get in the house plus I profit off the difference in mortgage/rent rate right.

I've seen them charge anywhere from 1k-3k. 

Will she charge me or can I just cut her something out of the deal?

I found some cold callers in FB groups charging only $4-6/hr.

Not for free, I would always charge them. 

Networking with these folks is a great way to learn what the big providers in your area are charging, and what they are charging for (extra for parking, storage, pet rent etc.)   

Or if you charged the same price, but had fewer turns. 

We also have a rental property out of state we bought with a conventional loan about 5 years ago and we didn’t put 20% down on that.

But conventional will require 15% down just because of property type: duplex.