What I am having a hard time with is hearing the same thing of "there's slim pickings, no inventory".

Overpriced property, slim margins, insane competition...

There is a slim chance if you have to have the property conveyed to you with no stipulations within 180 days. 

Brett, see if you can go to the tax assessors for Smithfield and neighboring towns (Smithfield, North Smithfield, Lincoln, North Providence, Johnston, Glocester) and ask if they will give you a printout of properties zoned commercial (or industrial - describe what your client wants to use the site for and let them decide what the zone should be), and with a minimum building are of 20,000 sf.You will need to go in person and be super nice (always a good idea in city/town halls) and IF they can do it (I would not expect all or even most will), and they will probably charge you either a flat fee or (more likely) a $/per-page amount.Alternately, if that fails, then you can try to get the same information from a list broker (commercial/industrial properties 20,000+sf building area); there are many list brokers of varying quality, just search Bigger Pockets forums and I'm sure a TON will come up.Once you have your list, go through them (using the tax assessor databases - see RIPropInfo.com for a list of links) to eliminate the unsuitable ones, then take what's left and either call (if you can get a name/number - try using the corporate database link at the bottom of the RIPropInfo site) or send direct mail.It would be a lot of effort, and the chances of hitting something are slim, but if you can double-end the listing it might be worth it.

I'm a buyer in this area but it seems like inventory is slim and prices in the area are not making sense for the Inventory out there.

We still occasionally find one on the MLS, but it's slim pickings.

It's also a foreclosure so slim chance the listing agent has any actual numbers.Pretty much every home you will see will have heat. 

We agreed that if the numbers work, my rent would be slim to none thus resulting in my original goal of getting rid of my living expenses as best as I can.I'd love for anyones input, advice and criticism.

Many of the turn-key companies are at-best offering very slim margins and at-worst taking all the equity and leaving you with negative cash-flow.

First I had a friend who owns a glass company build thermopane frosted glass to my dimensions, I then routed and built a complete frame out of PVC trim, if you notice, I made the inside ledge very slim so less water lays on it and people have no room to be storing bottles and other junk on it.