I get really uncomfortable over 1/2 mile away, but I'll push out to 12 months without hesitation - but this is where local knowledge comes in.  1/2 mile in one area might be fine, where in another it can be night and day.The final section is what's on the market now.

If you have that much saved and 6 months to improve your score you should be fine.

If you have a lawyer that routinely handles these types of lease negotiations, you should be fine without a broker, but one way or another, you need someone with insight into the current market for lease terms. 

If you add a dumpster, make sure you get a Certificate of Appropriateness (COA), or you will get a yellow tag from the city and maybe a fine if it goes on too long.

I'm not a realtor but being on the same side of the fence as you, this is similar to what I've experienced and I'm fine with it for a couple reasons. 

The BP one will get you in the ballpark, but still needs some fine-tuning.

Plain language works just fine.

1) Calls back within a day or 2 (Yeah we all work, don't need to call back in 10 minutes)2) Can meet within about 4 days to walk through a quote (30 mins max I don't want to be there all day unless it is an outrageous amount of work)3) Provides the quote back within 2-3 days with a solid price (not one that is going to keep jumping up, I want to know up front) If it is 15K fine I can budget that.

More relevant is what Kory mentioned and also if the 1065 has tax-exempt partners and a UTBI/UDFI calculation is required, how many state returns need to be filed, if forward and/or reverse 704(c) allocations are involved, a 754 election is made and 743(b) and/or 734(b) adjustments follow, etc.There is a fine line between a professional who knows what they're doing and someone who does not in the tax world.I've seen taxpayers price shop their business returns and go with the lowest cost provider only to find themselves in the middle of a train-wreck 2-3 years down the road. 

Hopefully with a company that is fine with working with out of state investors.