If its light rehab, your likely better off finding a decent handy man, which I use (anything light I do myself). 

We are looking at a 30k SF multi-tenant light industrial property in Arlington.

There was food on plates left around the living room, fly strips hanging from the kitchen light, fruit snacks on the carpet, and the toilets/showers looked like they had not been cleaned in 6+ months. 

When the lights are dim I notice the poor drywall in my Kitchen/dining room area.  

There is no doubt that investors with a light debt load will prevail in the upcoming correction.

Then they get my NOD in the mail and the light goes on that it's not fine.Some lenders don't enforce it and, some lenders do.

Utility collections go hand-in-hand with that, if they don't pay their lights/gas, their home expense isn't top priority (over say, a cell phone payment or cable), so you can expect rent won't be top priority above all else.I rent mostly in low-c areas to immigrant populations, so my tenants don't always have social security numbers and credit scores.

I decided on 10/2, but by the time you open your new account with the IRA custodian, create the LLC, get the EIN, open the new bank account, wait for signature validation ("medallion signature guarantee") with a 3rd party so you can actually even initiate the rollover from your 401k, etc. etc....Believe me, I started 10/2 and was trying to move at light speed and it's still in progress and taking 2+ weeks...Correction started on 10/3, right? 

If this is your first build, you need to think about level of finish on the Sheetrock, paint, lights, floors, underlayment, etc.

Possibly a light fixer in which you can force value.8.