We are moving her office to the main level of that building and then renting out our current building.  

Your main worry is about that income stream you are buying. 

I cannot afford a higher down payment than ~4-5% right now, which brings me to my main question: is Harrisonburg VA a good market to start out in?

The answers to those questions may affect whether it's more favorable to keep it (so you can RAISE rents regularly, and reap the benefit of future capital gains), or owner-finance it to another Buyer (thus, why not demand a sufficiently high down payment so that you can invest in ANOTHER?

It's likely that you paid cash for the property if you are selling with owner financing, so you lose on the benefits of debt pay down and appreciation.

It has the added benefit of covering literally everything else as well with extra insurance (Auto, Libel, Slander, Primary, Rental, ETC).

11)Will licensing benefit me for out of state deals?

The main reason for the LLC is so we both get the tax benefits from the real estate and for the legal protection it provides.Any help is appreciated.ThanksMark

If so, is there any legal advice I could benefit from as we ensure our business plan, legal aspects are bulletproof?

Looming to meet other successful investors, wholesalers and bird dogs in the valley to see how we can benefit each other.