Any objections based on the economic environmental or the individuals portfolio makeup or risk tolerance I tell them I’m not a financial planner, financial advisor, or wealth manager,; I’m a real estate specialist.

There is lots of environmentally concerned buyers.

With industrial or properties involving hazardous materials (gas stations, medical offices) is the risk of environmental contamination usually covered by insurance (which the tenant would be paying for)?  

You'll save way more money by buying a place that doesnt gave environmental issues.

@Dylan Eggers - Commerce City has had insane returns the past 5 years (the house values had doubled) but in 2019, it seemed like the Suncor facility was making people sick, so I agree with Craig about avoiding that area. https://www.thedenverchannel.com/news/local-news/regulators-hit-suncor-energy-oil-refinery-in-commerce-city-with-over-100-air-pollution-violationsThat said, I love Thornton and Westminster.

Any decent environmental consulting or engineering firm can knock one out pretty quick and inexpensively in most cases.

As for the shop, you’ll definitely need to have a phase 1 environmental study done as part of your due diligence.

I imagine I need a team consisting of a good contractor and environmental engineer at the very least but any additional insight would be greatly appreciated.Thank you.

My first 1031 purchase, a ten-unit, was found to have multiple environmental court and city planning violations because the builder from 30 years ago had not followed the rules. 

At that point you're looking at effort spent for $12 a month.For every 100,000 borrowed:5 %  - 25 yr - Annual Payment - $ 7015 - Monthly - $ 5844 % - 25 yr - Annual Payment - $ 6334  - Monthly - $ 527Savings of $681 Annually or $56.75 Monthlyor 5 % - 20 yr - Annual Payment - $ 7919 - Monthly - $ 6604 % - 20 yr - Annual Payment - $ 7272 - Monthly - $ 606Savings of $647 Annually or $54 MonthlyYes refinancing can make a huge difference, but with appraisals, closing costs, environmentals, you can easily look as spending 5k-8k on a commercial or 2k on a house.