The Roofer and GAF territory manager say it is due to "oil staining" and will blend in 60-90 days. 

Any suggestions on how to protect our interest in this and make the transition as seamless as possible?

So your blended NOI is higher.And, as you identified, if you want to you can do a refi and simply hang on to the cash free of the 1031 timelines and wait for a bargain to show up on your doorstep!

Also if you have time to meet at house blend sometime I would love to pick your brain.

We will be financing this with 10% down and the rest through an SBA loan at a blended rate of roughly 3.35 interest31,000 Sq Feet17,000 - Executive Office Suits (22 units)Rent Roll:Offices - $5,2007 Units are being rented by 5 tenantsParking - $500Gross Revenue: $5,700When we purchase the property, we will use all of the industrial space in the park and will occupy an additional 7 office units.

Also, remind them that if you use a title company to escrow the payments, they can leave the payment stream to their heirs or surviving spouse in a seamless manner.

What the hell - Peel off 6 months of living expenses and keep it in the bank.  9-12 months if your job is not very secure.With the balance, split between total market etf (50%), blended capitalization value stock etf (20%), mortgage REIT etf (15%), and dividend paying emerging market stock (15%).  

And by pro grade that means multiple exposures of each shot professionally blended so that lighting is perfect and you can see clearly out the windows (easy to find people who know how to do blending on Fiverr). 

It still allows for a blend of appreciation and cashflow (if you find the right deal).And... if you need an agent, @Remington Lyman is your guy!

That would entail a lot of different maintenance and repair items, but stitching them together into a seamless process that makes it light and easy for the owner or property manager.