By asking your question in an open forum, you are subconsciously or perhaps consciously looking for validation from a bunch of strangers to tell you to toss caution to the wind and follow you heart...

I also targeted auto repair facilities with environmental problems, and two of my most profitable buys were easily fixed environmental problems nobody else would touch.

@Caroline Gerardo serious question: If this is case then how does anyone buy anything that has a potential environmental liability with it?

Sometimes, there is no such price - acquiring a property is essentially acquiring a liability rather than an asset (think of serious environmental hazards). 

Inspections, Permits, Survey, Monitoring Services, geotechnical, insurance, environmental, violations, taxes, accounting, legal, office & misc, construction loan fees, acquisition fees, and so on.Your development fee is too heavy.

Account Closed Some of the the best ways to find off market commercial and multifamily properties is to compile lists through a paid service like List source, Reonomy and CoStar or you can use free resources In addition to the ones you mentioned there is also tax database, brokers, property managers, title companies, third party environmental inspectors, commercial and multi family building inspectors, appraisers, landscapers and other companies that service commercial and multifamily properties and driving for dollars.The real key is in how you approach the owners and then the follow up.

just get it under contract for a REALLY good price and put or have someone put a subject to pass inspection clause and or subject to pass a phase 1 environmental report done.

(“At the moment our industry is restructuring today’s real estate firm –so my message in introduction is to capture even the value conscious consumer ...to offer cross-purchasing benefits; what coupons, discounts, shopper clubs and point programs are you looking for?”)

Other factors, like title issues, environmental issues (asbestos, oil tanks, etc) can hinder the process.

The letter states the money will be used to fund inspections, title work, appraisal, inspection, internal financial review & legal, loan processing, and environmental survey.