If you have a residential earnest money dispute its very different than negotiating a national retail NNN lease.Transactional vs litigationResidential vs commercialThose would go a long way to finding the best referral for your needs 

I am interested to see if anyone else has invested in that zip code, and what they think long term values (5-10 years) will look like.

And sorry that you are dealing with a vacant property for such a long time.

This could reduce your taxable income in those years.Your decision depends on your long-term strategy.

Many traditional banks won’t touch them, and even DSCR lenders will avoid them if the build out is done prior the securing long term debt. 

I'd make sure just how much extra tax benefit will open up for you annually compared to the cost of the study.You are exactly right - a cost seg will get deferred in a 1031 exchange as long as the property you are purchasing is roughly the same components of things that were cost segregated.

If it's a long-term hold, removing the boiler can give you a huge NOI, so you should consider it... especially if you are already renovating!

It helps estimate ARV, rehab costs, and potential returns and offers funding options. same for long term tenants?

So long as you can keep it occupied and drive up your base rent over time, your property will appreciate and you will maintain (and increase) your equity. 

This would be for long term holding.