We have a RE attorney & mortgage broker to make sure our operation is legal & compliant.

@Joshua ChristensenI agree with you that brokers are not experts in zoning, but this broker should have told his client to go to the zoning department to verify.

A broker may or may not charge, if they do it may be $1,500.

➡️Build relationships with brokers.

Why should the broker/seller take you seriously?

First, and i don't know why nobody else is catching this, you MUST go directly to your broker, sit down and discuss all this with them. 

Call a local bank or broker in your area.

I hope others have the courage to provide comprehensive reviews of Brokers, Sponsors, Capital Raisers, etc. as there are many to choose from, but very few reviews even after years of in the business. 

I wouldn't be adverse to getting licensed, since I am sure the education would be worthwhile, but I have a question regarding brokers.  

Last piece of advice is to surround yourself with quality service providers (real estate brokers, lenders, accountants, attorneys, PM's, Contractors, Insurance Brokers)., They will be instrumental to your business.