I have a feeling the original contractor wasn't being straight.

-you generally have to buy a severely distressed property at a steep discount. 

This could be an opportunity for someone To buy discounted commercial property and then sell it on a wrap to a new buyer. 

Never built one, if its straight driving range the cost is in the land as the only equipment is the machine to give the golf balls, the balls and the tractor to pick them all up. 

If insurance companies would give a discount for having it, everybody would buy it.   

For legal purposes that makes it simpler to evict since non-payment of rent is clearer and straight forward. 4.

I suspect you return is much higher than you indicated.You have incredible prop 13 discount by now.

From a rental perspective things have gotten a little tough here with the oversaturation and I would be very conservative from an underwriting perspective if this is a straight investment. 

They are willing to sell the property to me discounting the realtor commissions after the contract with the selling agent is up.

Hopefully she provides the receipt but if not you got sufficient discount to be acceptable.This is not a big enough expense to be bothered by.