They lied on their application (said they didn't smoke and they do). 

I could are less what a real estate agent or city says, they can and often do lie. 

Let’s not forget they are simply a broker between home owners and renters with excellent technology to facilitate that. 

The issues you need to solve in order to get the deal is where your additional risk lies.

I am technologically challenged... hope I fixed it now

I just read Busting the Real Estate Investing Lies by Kim Butler.

Maybe its the technology that is making working with an agent feel so much less personal, but I hate it.

In my limited experience with warehouses, I'd think a larger one who invests in the unit with equipment & technology is better since moving out for a large tenant would be much more expensive than a smaller, more nimble business (e.g. a distribution warehouse vs. a landscaping business). 

You’ll likely not find anything that exactly matches yours, but you’ll get an idea of where your ARV will lie.

Your problem likely lies with C class and not the broad market.