Factory shutdown?  

I wasn't around then, you graybeards tell me if my understanding is correct, but what I'm given to understand is that values plummeted in military base towns, and in towns where a big military contractor (Boeing, Lockeed Martin, etc) had a big factory that everyone worked at, in both cases due to the broad expectation that the one base or industry propping the town up was about to go away (I grew up in one such town, the Air Force base became a ghost town [on base housing all boarded up, etc], then a superfund site, then a new home community years and years later, heh).

So at this stage, the main unknown factor is: finding Tenant/Buyers who can't get the approvals to conventionally borrow right now?

Smaller brokerages will give you lower monthly fees and better splits but less guidance and training.  90% of agents leave the business within 2 years because they do not have the client base that provides 65% of most Realtors income and the biggest factor is that being a Realtor is for most their first "self employment" job and there usually is no one telling you what time to work and what to do.  

Industrial properties, meaning buildings that are designed for manufacturing, storage, or distribution purposes - which includes warehouses, factories, and industrial parks, are phenomenal value-add plays.

I currently have a factory job that pays well, but the job requires rotating shifts and is hard on the family and my body.  

The key factor is whether you meet the IRS criteria for being a real estate professional based on your time and activities in the real estate field, regardless of your previous employment.The 750-Hour Requirement: Strategies and Tips:2.

If you factor "y" for the rehab, don't adjust that just to make the higher offer work.

You may need to go to one particular store in town to find the right stuff.Usually the wiring, plumbing, etc that was done in the factory is reasonably OK, but the quality of the stuff that is done locally when the house is set in place varies a *lot*. 

In general anything to show your negligence was not a contributing factor is good.