I'm getting a little wrapped around the axle on this one, and anyone who can help me out will be richly rewarded with my eternal gratitude.  

Everyday I had off I was down there.I did find a good flooring guy that has expertise in the construction field,but works alone; you just had to keep him on a time schedule.His work was great but just another aspect to deal with.  

The attorney balances risk and reward in a sober manner.I'm sure I've missed a few. 

It's a risk reward thing.

The risk/reward would seem to mitigate in favor of at least an attorney consult. 

I have the expertise to research various zoning, code and site development requirements but also can completed design drawings, coordinate engineers and submit to the municipality for construction permits under my own license.

DON'T LISTEN TO PEOPLE ON HERE UNLESS THEY ARE FAMILIAR AND HAVE EXPERTISE IN YOUR EXACT AREA OF INQUIRY IN YOUR JURISDICTION.

It should also say that even if you find the property yourself, your agent is owed a commission because they are dedicating time and expertise to assist you in your purchase.

Try some cold calling and see what the broker's expertise is before revealing what you are looking for.

If you are buying a large building make sure you get people with the right expertise to look at them.