A license does offer a competitive advantage because, like Eric said, you can list your own houses and save part of the commission AND you can collect a commission on the front end essentially lowering your purchase price. 

Frankly, I'd see if you can hire a property inspector to come with you for the day to give their impressions.

That's my impression anyways, and you can find some of them on here.

Focus energy on networking with their foreclosure or collections departments.

Not confirmed yet would be to leave the shipping area intact leaving it as common area then further sub-dividing the rest of the space into industrial Condo's 10-12,000 sq ft each .Have not talked Price yet with the seller but I get the impression they Really Really want out I would like your thoughts both Pro and Con to proceed with my due diligence ?

Jordan, you are an impressive young man and seem to have a level of maturity well beyond your years.  

I have about 95% of my tenants on electronic payment and it pays for itself 10x over each month in not having to deal with rent collections issues.  

They have problems collecting rent, problems keeping their tenants from trashing the place, and many slumlords that we know, are incredibly behind on property tax, which suggests to me cash flow problems.

Let the cash build up and when the tenants move out, rehab it and collect bigger rent.

In both cities, the firms I selected are the ones that didn't just answer my questions, but collected information from me ahead of time (property locations, valuation, current rent roll, etc.) and came to me, unasked, during our first meetings with not just their credentials and "sales pitch", but a specific plan for how they would transition the properties, and more importantly, look out for my long-term goals (eg; in the case of raleigh, we have several units renting under market value and the firm came to me proactively with a plan to get those units up to market rent or higher over the next 3-5 years).