I also hire one of the big national 20 CPA firms to review returns every 2-3 years. 

for any number of reasons these students could lose the EM and or it could be stuck and they need to litigate to get it back  .. who is going to hire and attorney to litigate over a 1k EM.. 

Well, surprise, surprise the phony investment firm up and disappeared.

God bless 'em.

We created a model for our investors that show AAR/IRR/EM but also what that does to your capital in $ terms. 

My firm is mostly remote but some of my team and I are in Henderson, NV.

I would google commercial real state firms in the areas you are looking for. 

In my mind if you have these issues if I was the seller I would let  you cancel and get your EM back  not your inspections and other things but EM yes.

Work with your attorney for what is needed to insure all subcontractors get paid by the General Contractor.Make sure the insurance covers Construction period and also materials.Talk with your Commerical insurance agent and they should address the above questions with you.If this is an older facility make sure your engineering firm has covered Fire Suppression systems and any Storm pond or drainage systems. 

Can get them in for about 160k and the top realtor in the area told me he can sell em for 240.