Cost segregation can help boost cash flow, create substantial tax savings, and increase the profitability of the warehouse operation by accelerating depreciation.A cost segregation study is a strategic tax planning tool that separates the assets that have a shorter useful life and can be depreciated over 5, 7 and 15 years from the residential rental property or nonresidential real property that are depreciated over 27.5 and 39 years, respectively.

Asking for and evaluating T12 is much more relevant to larger MFR with management than M&P operations. 

These are small enough that they are still operated by ma-and-pa operators but they are typically easier to find funding, operators, and contractors for.

When we do ours we check smoke detectors, fire extinguishers, sump pump operation and overall condition but have not focused on cleanliness. 

I've been operating in Maryland for almost 20 years.I am Bigger Pockets Maryland agent as well.

I have only been looking at residential, single family, but today I found two commercial spaces (office) that would be a great fit for my growing day job business as a lactation consultant (currently operate just by doing home visits, but want a dedicated office space to see clients one day).

However if your beneficiaries are your the priority  I would still recommend focusing more of your attention and resources on buying great real estate and being a great operator.

Operators already have relationships with the brokers and are much more likely to see an off market or "pocket listing". 

Although I would like to try to do it myself, crafting effective operating agreements is outside my comfort zone.

I haven't invested with them, but I had him on my podcast a while ago and felt he was a very solid operator with no fluff and good experience.