4, I read somewhere that for automobiles shops,one consisting environmental pollution.  

You are running a risk of the cesspool failing, and having to pay environmental costs and fees, and pay to replace the cesspool with a septic tank, so looking at potentially a $20k cost.

Great location 'technically' but a crazy environmental issue right next door. 

You will most likely need an environmental report, and the appraisal is going to be more costly too.The larger title companies like First American and Fidelity have rate calculators that can give you an idea of closing costs, but I'm not sure if they support commercial properties.

Unless Buyer exercises the right to terminate granted herein, Buyer accepts the physical condition of the Property and any violation of governmental, building, environmental, and safety codes, restrictions, or requirements, but subject to Seller’s continuing AS IS Maintenance Requirement, and Buyer shall be responsible for any and all repairs and improvements required by Buyer’s lender. 

Wanted to throw up a post concerning Environmental Site Assessments.

So in that case the landlord ends up fronting the money and takes typically years to fully recover from the tenants.I like to get inspection early in the process to get these credits right away before big money is spent on attorney,title, lender reports ( environmental phase one, ALTA level one survey, appraisal,etc.).

I started to consciously save/invest my money as I prepared myself to make my first investment in real estate.

I am not an expert on this, but I heard of an older dentist office near me a while back that had some environmental issues.

I want to be conscious of the time and energy they are sharing with me.