We try to limit how many different elements we include. 

If you set an oven on broil the element on top goes on and browns the top of the food, if you leave it on too long it burns. 

I'm in my due diligencephase and have been talking with environmental companies regarding aphase 1.

TIME is the key element that makes leverage work to your advantage.When nearing retirement age, taking on more debt to build more equity doesn't make much sense because you don't have time on your side anymore. 

I almost thought you were going to write:"Environmental citations actually say the due date is 5 days before the citation was issued!!!!! 

Both elements must come together to create market demand.

This is my first non SFH investment so I am a bit out of my element.

IMO the analytical framework for bringing all of these elements together to calculate your returns is IRR (can google it) ... running some scenarios through IRR calculations will help you see how things can pan out in the long haul.

@Zachary Fix You don't get an easement by prescription simply by the passage of time... you actually need to prove all of the elements in court by quieting title and getting a court order.

One of the key elements of real estate investment, is the process of finding deals.