If this is what you're suggesting, this would not be an appropriate usage of the tax code.  

I'm extremely reticent for them to follow the advice of the agent as in my personal experience I've rarely had an agent or broker suggest an appropriate tax estimate (nor should they) and often I've heard them quote previous assessed value taxes and that's not accurate as we all know.Any guidance anyone may have for a % on property taxes would be very helpful.Thanks in advance.

Would you go fish without knowing what you're fishing for and what the appropriate bait would be? 

For a free-and-clear property you may go to a title agency and fill out the appropriate forms to transfer title from your personal name to that of your LLC. 

Then as @Russell Brazil says a larger established brokerage like Long and Foster will give you more resources.However if you are getting a license simply to help your investing a smaller agency may be more appropriate.

So the first step is get with a land planner and civil engineer and meet with appropriate government agencies.  

Keep in mind the 2% is a quick screening number and may not be appropriate for your goals, your price range or your market.

But, the tenants seem appropriate for the area and the age/type of buildings, and they've generally been there a while, which shows that they'll probably be there a few years longer, at least. 

What are the right steps from here to protect myself and get this taken care of appropriately for the tenant?

Depending on how anxious the bank is to get the property off their books you may consider asking for closing cost concession from the bank @ the appropriate point of the transaction