They left her with an unfinished ceiling where she had to hire someone else to install new drywall.PS - I've taken samples down to Family Environmental in Rino for testing.

Having building inspectors, zoning boards, health departments, environmental regulators and other officials to satisfy can be difficult and ultimately make any owner decide to dump a property.

Because we have so many deals that are coming down the pipeline, and because a very small percentage of deals make it through the strict criteria we have, and even fewer go to sale, we can't get a full report for each property we're researching.Are there any online resources for historical environmental issues with properties or any possibly hazardous additions like new underground tanks etc?

If a property has environmental issues, like crack and meth in the walls, the powers that be generally file a notice along with the clean up order nailed to the building, which can be removed.

At a 5 cap you would have 540,000 sales price.You said 75k a unit is what you believe they are trading at. 75k X 6 = 450,000450,000 is a 6 cap rate.Let's say you spend for everything roof, parking lot, environmental, legal, plumbing, electrical, HVAC, unit build out and finishing averages at 30,000 a unit.You buy at 20k and put in 180,000 for a total of 200,000.

With so many more environmental regulations in the world could this affect the property and your wallet down the road?

You could have environmental risk.

No Lender Points No Commitment Fees Limited Appraisal - No Environmental No Replacement Reserves Monthly / Annual Leases Acceptable Substitute Leases With Bank Statements A, B and C Property Types Considered No Balloon or Call Provisions Maximum LTV 80% / 85% CLTV Step Down Prepayment Minimum DSC of 1.20:1 Standard 1 Fee Closing Cost No Outside Legal Fees 60 Day Rate Lock Limited Impound Requirements Section 8 - Subsidized Rents OK Assumable at Lender Discretion - 3% Seller Concession Allowed on Purchases - 10% Seller 2nd Allowed - Contact CommercialBanc to Learn More - - Reduced Recourse and Non-Recourse Personal Guarantees Available - Mixed-Use Commercial/Residential Acceptable to 25% Commercial Use - Small Balance Conduit Multifamily Loan Program Option Starting at $500,000 - In-House Mezzanine Financing Option to 85% CLTV - Mobile Home Parks Eligible for Apartment Loan Program with 15+ Pads - Property management experience is generally required for properties with 12 or more units, or property management letter and resume may be substituted

Real estate may also involve personal liability for leases, contracts and mortgages as well as for expensive environmental remediation and clean up.  

I don't have any experience with car washes. however; I would think that the biggest issues will be water availability, and any environmental regulations that might make it costly to operate?