I am an engineer who works out of his basement everyday and rarely is on the phone.

Were obviously “reverse engineered” to find a way to “back into” an attractive or at least acceptable cap rate3.

He is an engineer and pretty risk averse.

Our first investors were FedEx workers, pilots, engineers, line workers, etc. who attended the local Memphis REIA and heard our founder and CEO, Kent Clothier, Sr. speak about his portfolio.  

Work with your attorney for what is needed to insure all subcontractors get paid by the General Contractor.Make sure the insurance covers Construction period and also materials.Talk with your Commerical insurance agent and they should address the above questions with you.If this is an older facility make sure your engineering firm has covered Fire Suppression systems and any Storm pond or drainage systems. 

Quote from @Jeremy Dugan: I am a US Air Force and Massachusetts Air National Guard veteran with 20-years of experience as a military Civil Engineer.

If one wants Precision, become an engineer.

I found it but reverse engine my own search.

My hunch is that's $85K for the garage itself before plans, permits, engineering, sewer line, electrical panel, etc. 

Get a degree in Finance or Engineering and you'll graduate with a world of possibilities.