I would lender shop.

My issue is understanding all that is involved in actual closing costs and are these fees a reason to shop around for lower closing costs or are closing costs a certain percentage across the board. 

4) Shop around and talk to different institutions.

Owner owns other property in town such as cell tower, vacant land and a sub shop and he has owned this property for 17 years and he is ready to retire, he is 71 years old. 

one stop shopping for a plethora of research data, both residential and commercial...The Real Estate Center at Texas A&MWww.recenter.tamu.edu

If you're still shopping try David Maudlin at Indy Pro Inspections.  

The site should have, among other things; information about the home, the neighborhood (schools, shopping, etc), interactive virtual tours (where you can actually navigate through the property similar to google street view, not just the traditional "virtual tours" which are essentially glorified slideshows with background music/narration), video of a drone aerial property survey, CMA data and pricing justification, links to any press on the property, and a way to easily/discreetly inquire about the property or schedule a private viewing.Something else that I find is almost always advantageous is using the avenues provided by the neighborhood you are in to help sell the home.  

What does the owner who has exchanged into a $2 million shopping center that is no longer performing well exchange to?

You could get interest from a dog day care, floral shop, etc.  

I also need to shop around and see what the going rates are.