The Orem area is a hot place since UVU is growing like crazy and they are going to double their footprint in buildings. 

It's my specialty.Retail STNL is a specialty niche.Sonic typically has a specific use footprint and very hard to re-adapt.

Possibly expand my real estate footprint on the side as well.

A lot of time the lender's that'll do HELOCs on investment properties are local/regional banks with local/regional footprints.

We have all necessary permitting, environmental site assessments, and city and state approvals complete.

Question—will this need to be remediate according to MDE guidelines or can I just clean it myself and dispose of rags and oil environmentally?

Lately, the advice for latex paint in many cities is just to set it outside where pets, kids, and wild animals can't get into it, take the lid off, let the liquid evaporate, and just toss the rest in the trash - but ask your city to know for sure.The city's website will probably list the hazardous waste stuff under the environmental department (big cities), or probably water and sewer (smaller cities). 

90% to 100% CLTV is out there; quite often regional banks with a regional footprint.

The best you would be able to get is a Letter of Environmental Protection, which tells everyone you did illegal work then hired a licensed deleader in to fix it.

Could phase 1 environmental study be a deal breaker?