When we bought the house we are living in there was a 2,000 gallon fuel oil tank buried in the front of the house.It had been disconnected from the furnace when the furnace was switched over to propane, but tank was never removed.We found out from the state environmental agency that the tank needed to be inspected before anything could be done.

They wanted nothing to do with it due to the environmental risks and even said they would specifically exclude that from any lending. 

Did your lender not require an environmental study? 

You then use the money to pay for commercial attorney fees for lease termination and settlement, tenant leasing broker fees to find new tenant, lost downtime rent until released and occupied by new tenant, commercial attorney new tenant lease negotiations, and any tenant improvements credit tenant is seeking.You also need to check the rent history of the property for businesses for environmental issues.If this tenant is paying close to market rent and weak net worth then that can be very high risk.No legal advice given. 

Make sure the $5K is not for other third-party fees such as any environmental, title or credit check expense.As for who can order an appraisal, I would defer to an actual appraiser but my understanding and experience is that appraisal regulations only impact regulated groups such as banks and therefore hard money lenders can effectively make up their own rules regarding appraisals since they are not regulated like banks and are lending their own funds.Finally, banks do not have the "right" to redline.

Are there any lead paint/asbestos/environmental issues? 

These disclosures vary based on property type, but often include things like known flaws with the property, prior improvements or repairs, and potential environmental hazards.

There are many rules regarding zoning, and environmental issues. you can easily get burned if you don't know what you are doing.

Get away from electronic pollution,Neighbors, and the crime/hustle bustle of city living.

Get away from electronic pollution,Neighbors, and the crime/hustle bustle of city living.