As a lawyer, you should see the important distinction.It's like saying that "there are multiple performance and environmental benefits of wearing seat belts."

I wouldn't worry about wasting the contractors time in your case, especially since you seem to be so conscious of it.

Industrial you have to pay special attention to any environmental contamination of the site and the POTENTIAL from the type of industrial tenant as some are low risk and some are very high risk.

It seems that the tenant pool is constantly changing with the local environmental variables.

I think a lot of us see it as the price to pay for sound environmental policies and worker protections and all the other things that all this tax money pays for.Is California bankrupt?

In Cincinnati, it is common to have heat and water paid by LL in older properties, since it is one gas meter feeding a single boiler to heat the radiators in the various units.That being said, you are generally talking about expense conscious tenants in that C-ish range. 

The house was not stored properly from the wholesaler/salesman and it is still in his name but he is trying to put some of the fault on me...In California I know you have to disclose any mold so we need to remediate it and have it signed off by an environmental mold test...Who is responsible for this nightmare.

Are there channels to find reliable contractors experienced in Leadership in Energy and Environmental Design (LEED) or along similar lines with investor/budget-friendly prices?

I would make sure that I'm covering myself in event of unexpected results -- construction delays, changes in scope, environmental concerns, etc.

Just be conscious before you spend down reserves that you keep a couple thousand per door set aside for any of the above.In 23 years I have never bought anything with a negative cash flow, never.