The key takeaway for me is that bad credit and very little savings doesn't necessarily exclude you from investing.

But the question on being represented by a realtor is completely different from the question you are trying to ask, which is should you buy something turn key or buy something distressed to fix up and gain sweat equity.

What are some key items you think add value to the property and gain some equity?

Must be turn key though.

The key is for you to figure out what rental numbers the property can support, and price your offer accordingly.You might talk with neighbors to see how disruptive the kennel is, and find out if they rent and for how much. 

I'm not a CPA so take this advice for what it's worth, but I've done what you're doing and the key here is you said that "three new LLCs that are 100 percent owned subsidiaries of the parent California LLC". 

But all the times I went to court and saw other landlords get their evictions denied, the two biggest reasons were 1) not delivering proper notice and 2) accepting partial rent. 

When those go out they have a very small building in the middle that tend to not work for most tenants and drive up parking.One of the better uses I have seen on vacant ones is like a Hertz rental car or Enterprise.The key with small commercial properties is knowing rents are below market with the current lease.

The key word is business.

Showing a track record of provable income will become key when it comes time to finance & leverage whatever property you purchase.