I don't know whether a court would consider you a "sophisticated" party.

@David Algarin Certifications are just have a perception of value by the average consumer.

It means it's easy for people to label something as all bad, or all good based on our knowledge, fear, perception etc.

The larger and usually more sophisticated investors demand a known quantity in regard to the sponsor.Less than 5% of new sponsors attempting their first capital raise are able to successfully raise enough money to launch.

Here is some info I copied out of the BP Blog I wrote about the truths vs. perceptions of SEC 8. 

Not only do you have the high property costs and insurance but it's also not as easy to get to for things like shipping furniture, contractors, etc (at least that's my perception).

In your case it's probable that the seller is more sophisticated than your average FSBO situation from which that stereotype originates, but I would still want to run the asking price by some experienced local commercial RE brokers and get their opinions on the actual fair market value to make sure you're not overpaying.

But there could be situations where a holding period of less than or more than one year would be justified.But the gray is only perception.  

People often make the argument against because of disclosure, agency, and perception however I believe that true real estate professionals find ways to overcome thise.

I've kicked the idea around wasn't really sure what the maintenance cost was (how many loads to you bring in a year to maintain) and if there was a buyer perception around gravel, which sounds like there isnt.