Pps I've been to Providence dozens of times so have a medium knowledge base but will supplement with driving and walking

We have a medium-short term goal to take up the investor side as well at some point throughout '18. 

Yes, rent rate per sq foot, but you also have to offset that with extra hallway space which doesn't make money, premium pricing for first floor or near elevator, Large sizes closer to elevator and smaller sizes away, larger sizes on first floor and smaller sizes higher up, ADA compliant hallway/door width/elevator sizes, cart sizes, cart corner bumpers, foyer area, any box/product sales (sqft taken), placement of elevator in the building to minimize distances, structural wall and beam placements,  etc. 

The other state has low property tax and medium property tax. 

I've noticed the fees below listed on one of the agents' Net Sheet, and would like some input whether these fees are considered standard for a medium size Realty in Las Vegas or simply unnecessary fees?

Dock size: 50' 10" length x 27' width x 52" height

Small, about 4 Unit to 10 Unit or Medium...say 10 to 50, or large, 50+?  

Bloomfield seems to be a happy medium though in the southern section you can find a good cap rate  with solid working class tenants maybe even NYC, Newark Commuters if you rehab the property well enough 

Unfortunately in the area of the strip there are no local brokers ... although a medium sized city is about 50 miles away in Rock Hill, SC.  

I need to find that happy medium, which usually means less money on my end, but in order to make the deal happen, sacrifices need to be made.