If your broker supplies the overhead, E&O insurance, training, etc they why would you expect them not to make a cut.

Why do you want to quit smoking?

If you were to supply cross streets that would help a lot.

Thinking supply/demand, rent rates in the area will go down.

It is hard to predict outside of that.There is much better supply and better deals (as far as walking in with equity) in the $300k + price range.

You are in a competitive market, so good luck ... but the good news is that supply and demand cuts both ways: that which is hard to buy is easy to sell or rent and tends to appreciate well over the long term.

No clue about the supply for commercial though.  

Run the 120vac from the dimmer into dimmable power supplies / transformers and then run them to one or a few led lights. 

A real fireplace like that will discolor from either smoke or heat after a while. 

This is the market to buy.Seller's Market I - supply dwindles fast, properties selling fast / very competitive, bidding wars start as properties come onto the market, time on the market is at it's lowest point, unemployment low, properties prices and rents rising, demand is at it's highest point, market will start to cool off at some point (can't last forever).