The reduced demand causes rents to decline but at the same time the tax base is eroding from the employer closing up shop causing property taxes to spike up.

An option is to purchase another/multiple properties with the remainder of the proceeds to avoid the boot.

We like to pride ourselves in being a one stop shop, especially for out of state investors! 

I have already seen the new forms/addendums that will be used here in Arizona, the common one for this will be the Seller Compensation Addendum.The one thing that might happen in your discount buyer agent scenario is you might get a buyers agent who agrees to a lower commission and then the listing agent is offering a co-broke that is higher than he agreed to, well now that buyers agent will only be able to get paid the lower amount he agreed to and the listing agent will keep the remainder, so listing agents could end up getting paid more.As far as your question on what to pay an agent, I view it similarly to hiring an attorney, there are discount attorney's and they might be okay for some people in some circumstances, or if you know the proper procedures and deadlines then maybe you do it on your own without an attorney.

Have a drink from time to time, talk shop, etc.

Cleveland is an excellent market to get started, and you definitely want to establish your 'boots on the ground' here before diving in - an experienced property management company is a great place to start (Bonus if they have a sales team attached - making it a one-stop-shop!).

Found this one when a friend was first-time home shopping and he decided to pass.

If it's a Mainstream bank like WF, BofA, Chase they'll likely be most worthwhile on a plain vanilla primary purchase, and provide a good frame of reference as you shop for mortgage options.

Here’s the information$800,000 commercial propertyno down payment 30 year contract at 7% percent fixed.Mortgage is$5,700There’s a small vacant space on the back that you can possibly build a mechanic shop bay on and make some additional income maybe about $2,000 a month.On the front of the property their is a small building that has a restaurant and they pay rent $4,000 a month. 

I'm not talking about jurisdiction shopping Texas, I'm talking about owners who live in Texas and operate in Texas 100% Although jurisdiction shopping to Texas seems like it would work the same way as long as the lawsuit was in Texas, if the local court would allow that.