Generally the biggest cons to these are environmental impacts and restricted uses following the gas station leaving or going dark. 

Working with environmental contamination or complex title issues are examples that come to mind. 

Make sure to thoroughly research the property and its surrounding area, including any legal, zoning, and environmental issues, to ensure that you make an informed decision.Financing options: Explore all financing options available to you, including traditional loans, seller financing, and alternative financing methods like hard money loans.Partnering with others: Consider partnering with an experienced real estate investor or property manager if you're not confident in your own ability to manage a property.Mentorship: Seek out a mentor who has experience in the real estate industry and can guide you through the process.Get hands-on experience: Finally, consider starting small and gain hands-on experience by fixing and flipping a property or working with a real estate investment club before committing to a larger investment.Remember, real estate investing can be a long-term commitment, so take your time and make sure you're fully prepared before jumping into it.

I currently work for an environmental non-profit, and love it, but I would like to be able to give back to the organization as a supporter.

The plan is for my sister (who is a environmental lawyer) to generate and read thru all of the legal docs as necessary, while my wife and I run the numbers on potential properties and perform the PM function of our rentals.

Completed Phase 1 & Phase 2 Environmental Studies to determine any underground contaminants.

We also underestimated the environmental component of the renovations leading us to have to expense testing we had not budgeted for and amend the project's final sow to work around those challenges Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

If industrial - are there environmental concerns); sales agreement and title work.

Like an operating permit, environmental report?

I know a decent amount about agriculture as per my degree in environmental science and my full time pursuit as president of a precision agriculture company.