The fee is a pittance in relation to optimally ensuring protection of your personal assets, and in relation to the value of the RE you will be dealing with.Another benefit is your LLC will be more "respected" by trolling trial lawyers that are deciding whether it's worth it to sue you on a contingency basis.

This is in an effort to ensure they can collect as much as possible without dealing with silly things like deductions etc.

Your offer is usually accompanied by a deposit (usually $500 - $1,000) to let the seller know that you're serious, and to make the contract legally binding if/when the seller accepts.To make an offer, you can work through the real estate agent (assuming it's listed on the MLS), or you can write up your own purchase agreement and send it directly to the property owner.If you need financing for the property, you'll want to be sure you're pre-approved for a mortgage in the amount that you need (this will ensure that you're not wasting everyone's time), or you can even propose that the seller finance the sale for you (although this is a much less conventional route).If/when your offer is accepted, you generally have a set period of time to call an inspector (if you want) and/or walk through the property yourself to check it out.

Send your owner your rent via certified check to ensure that she's received it, and so you have proof that you sent it whether or not she cashes it. 

We verbally discussed a % split for the referral/bird dog, but how do I ensure that I receive the funds if my buyer closes on the deal?

Ensure asset protection 4.

We verbally discussed a % split for the referral/bird dog, but how do I ensure that I receive the funds if my buyer closes on the deal?

As well as ensure their fees will also allow for positive cashflow. 

How can I ensure that I will see a positive cash flow?

just to ensure you are charging market rate and seeing many BP youtube videos explaining how to properly advertise on Airbnb and Vrbo..