Long story short I signed a Buyer's Agent agreement with an agent who we had purchased through (they were listing agent on one we bought) and liked.

How did you make an Operating Agreement or did you decide to call on an attorney?

I have good credit and sustainabile income but I have been finding trouble in traditional lending **How do you approach rent-to-own agreements?

Reach out to their marketing dept to get an agreement, (yes and pay a monthly fee unfortunately).

In most places a verbal rental agreement defaults to month to month.

Your lease agreement is going to control your situation, unless your state statutes have something on point (unlikely to your situation though). 

I would argue that the premium is valid due to the value I added to the property by getting the legal structure and agreements in place, then finding like-minded buyers.I'm looking for people to poke holes in my logic.

You should use the same lease agreement.

There agreement was fixing the place and make the repairs in Leo of rent, but pay the utilities which he hasn't.

They can:1) Put language in their agreements allowing them to place liens2) Some counties allow a purchase contract to be recorded as a lien3) Most though, do it borderline illegally