There are a few other things like prestige or environmental impact which some people care about too. 

Watch out for easements, covenants, environmental factors etc. 

I've been hearing alot about phase 1 phase 2 environmental studies.

Tech companies are continuously moving here and establishing a footprint in Columbus as well.

And any QI with a strong national footprint can take care of you - whether they're in California, Florida, or Kalamazoo Michigan (I don't know any one there I just like how Kalamazoo sounds).

Second, I needed a few environmental surveys and permits by both the state and county due to the location (I have a beach front lot) and there is a protected animal that lives in the sand dunes.  

Once you are under contract and in your due diligence period, I recommend having a Phase 1 environmental study done (I've seen first hand what can happen when you skip this step), getting estopple certificates from each tenant and making sure you study the leases closely so you know what you are getting into, especially if they are gross leases and not NNN.

House. ( same footprint)I used 45k of heloc for debt consolidation and phase1 of electric rough in.Should I refi as investment property ( been claiming only the $795 & $600 of front rental paid monthly in cash.)To complete projectsOr just sell now as is.

Specifically for legal fees (SEC docs), inspection costs (due diligence, environmental), etc? 

Tech companies are continuously moving here and establishing a footprint in Columbus as well.