2) You need the testing (phase 1 and Phase 2 environmental) before you begin3) you may be able to get $ for cleanup4) you may be limited as to what you can do with the site (residential vs commercial)I almost purchased a large commercial building w/environmental issues some years ago. 

The insurance company told me it is considered a pollutant and is therefore not covered.

Some of the things to consider are:  site survey, potential easements for ingress and egress, environmental studies etc.  

I also had to pay $650 for a review of that appraisal (standard policy) and another $600 for an environmental.

The biggest thing after that will be the environmental review process. 

It makes me think environmental issues.

I curb my language to say I am looking for major structural, foundation, environmental, plumbing, or electrical issues only.

Some of the the best ways to find off market commercial and multifamily properties is to compile lists from city and county websites if available, Reonomy and CoStar or you can use free resources like Loopnet, CREXI, Ten-X commercial, Craigslist, tax database, general networking, brokers, property managers, title companies, environmental consultants, building inspection companies, appraisers, landscapers and other companies that service commercial and multifamily properties and driving for dollars.

You may also want to have environmental specialists to do inspections and appropriate remediation.

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.