So if he sells to me directly I estimate he saves ~$18k in agent commissions.

Let them know your intentions about scaling (buying more rentals means more commission checks for them), and they should want to make sure you're able to continue doing business with them. 

We now have many qualified buyers awaiting to buy our properties and since we are supplying our own buyers, we have negotiated considerably low closing costs ($0 commission to the buyer side, minimal on the selling side).

There are roughly 2k (last time I checked dont quote me) agents in Alaska, and our house proces are generally 3-500k so you can make a nice commission if you know what you are doing.

I had her do all the paperwork, etc. and then had the seller just tack her fee on top of the agreed-upon price (in other words I ended up covering her 3% commission).

-Purchase Price: $120,000-Closing Costs: $1,303.58-Repairs/Supplies: $27,673.19-Project Management: $4,514.31-Holding Costs: $15,799.29-Commissions: 10376.13.We sold this house for $188,500 w/ $7,000 seller credit. $182,500 all in..Investors ROI: 8.47%.Total Profit: $6,415.29.Would I do it again?

We purchased directly through the listing agent offering her a double commission plus the listing once completed.

It is better to spend most of your spare time or to get a commission. 

After a few years of building your book of business you can move up and eventually if you desire can go out on your own brokerage if you so wish after meeting time in the business and other real estate commissions requirements.

I’d say sell, but then half your equity goes to realtor commission and closing costs.